11191 Shady Grove Ct · Green Oak, MI 48178 6642

$104,999

3 bd · 2.0 ba · 1,568 sqft · Other · 128 Days on market

Built 2008 4,356 sqft lot $67/sqft · 10% above area Est $95k · 10% over ↓ 23% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don’t miss this wonderful opportunity—schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

Key facts

• Basketball courts
• Walking trails
• Playground

Tags

• WHOLE HOUSE GENERATOR
• PRIVATE BACKYARD SETTING
• IN-GROUND COMMUNITY POOL
• WALKING TRAILS
• PLAYGROUND
• BASKETBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% 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.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $92,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.59%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $95,044
• List price: $104,999
• Delta: 10.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 2.52×
• Total profit: $44,802
• Equity at exit: $47,212

10-year hold

• IRR: 27.5%
• Equity multiple: 4.89×
• Total profit: $114,510
• Equity at exit: $72,759

Cash invested: $29,400 (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 48178 6642

• Active inventory: 1
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $504

Break-even live

Break-even rent $919

Max offer price $104,999

Occupancy floor 63%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11222 Shady Brook Ct Unit 367 South Lyon, MI	4.0	2.0	1680	$1,549	$0.92	1d	1	0.22mi
11803 Stoneridge Ct Unit 307 South Lyon, MI	3.0	2.0	1344	$1,569	$1.17	43d	1	0.30mi

Listing history 39 events

1. 2026-06-18
   days on market $104,999 Active 128 DOM
2. 2026-06-17
   days on market $104,999 Active 127 DOM
3. 2026-06-16
   days on market $104,999 Active 126 DOM
4. 2026-06-15
   days on market $104,999 Active 125 DOM
5. 2026-06-13
   days on market $104,999 Active 123 DOM
6. 2026-06-13
   days on market $104,999 Active 122 DOM
7. 2026-06-09
   days on market $104,999 Active 119 DOM
8. 2026-06-08
   days on market $104,999 Active 118 DOM
9. 2026-06-07
   days on market $104,999 Active 117 DOM
10. 2026-06-04
    days on market $104,999 Active 114 DOM
11. 2026-06-03
    days on market $104,999 Active 113 DOM
12. 2026-06-02
    days on market $104,999 Active 112 DOM
13. 2026-06-01
    days on market $104,999 Active 111 DOM
14. 2026-05-31
    days on market $104,999 Active 110 DOM
15. 2026-05-04
    soldstatus $85,000 Closed 1273-char remark

    Show marketing remark (1263 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don't miss this wonderful opportunity - schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

16. 2026-05-04
    soldstatus $85,000 Closed 1263-char remark

    Show marketing remark (1263 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don't miss this wonderful opportunity - schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

17. 2026-04-03
    status Pending 1263-char remark

    Show marketing remark (1273 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don’t miss this wonderful opportunity—schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

18. 2026-04-03
    status Pending 1273-char remark

    Show marketing remark (1273 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don’t miss this wonderful opportunity—schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

19. 2026-04-01
    listed $94,999 Active 1273-char remark

    Show marketing remark (1263 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don't miss this wonderful opportunity - schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

20. 2026-04-01
    listed $94,999 Active 1263-char remark

    Show marketing remark (1263 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don't miss this wonderful opportunity - schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

21. 2026-04-01
    historical

    Show marketing remark (1263 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don't miss this wonderful opportunity - schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

22. 2026-04-01
    historical

    Show marketing remark (1263 chars)

    Welcome to 11191 Shady Grove in beautiful South Lyon! This charming 3 bedroom, 2 full bath home offers a perfect blend of comfort and convenience in a highly desirable Woodland Ridge Manufactured Home Community. Featuring a bright and functional floor plan with spacious living areas and plenty of natural light throughout. The well-appointed kitchen flows seamlessly into the dining and living spaces, making it ideal for everyday living and entertaining. Appliances are included, making this home truly move-in ready. Additional peace of mind comes with a Whole House Generator included as well. Step outside to enjoy a private backyard setting perfect for relaxing or hosting summer gatherings. Conveniently located near schools, parks, shopping, and dining with easy access to major roads. Don't miss this wonderful opportunity - schedule your showing today! * * Please note that buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. The lot rent of $895 per month covers trash as well as access to an in-ground community pool, walking trails, playgrounds, basketball court, a 24-hour fitness center, dog parks, and a stunning clubhouse. This is a pet friendly community and there are no property taxes * *

23. 2026-03-09
    price $99,999
24. 2026-03-09
    price $99,999
25. 2026-03-09
    listed $99,000 Active
26. 2026-03-09
    listed $99,000 Active
27. 2026-03-09
    historical
28. 2026-03-09
    historical
29. 2026-03-03
    listed $103,999 Active
30. 2026-03-03
    listed $103,999 Active
31. 2026-03-03
    historical
32. 2026-03-03
    historical
33. 2026-02-10
    listed $104,999 Active
34. 2026-02-10
    listed $104,999 Active
35. 2026-02-10
    listed $104,999 Active
36. 2026-02-10
    historical
37. 2026-02-10
    historical
38. 2026-02-02
    listed $109,999 Active
39. 2026-02-02
    listed $109,999 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: $18,685
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$3,055
• Taxable income: $4,659
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $4,935/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.

Schools (NCES district)

• District: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — Green Oak

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

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-22.7% since first listed

25 events — show timeline

• 2026-05-04 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2026-05-04 Sold (MLS) $85,000 REALCOMP
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-04-03 Pending — REALCOMP
• 2026-04-01 Listing Removed — REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listed $94,999 MiRealSource-MiMLS
• 2026-04-01 Listed $94,999 REALCOMP
• 2026-03-09 Price Changed $99,999 MiRealSource-MiMLS
• 2026-03-09 Price Changed $99,999 REALCOMP
• 2026-03-09 Listed $99,000 REALCOMP
• 2026-03-09 Listing Removed — REALCOMP
• 2026-03-09 Listing Removed — MiRealSource-MiMLS
• 2026-03-09 Listed $99,000 MiRealSource-MiMLS
• 2026-03-03 Listing Removed — MiRealSource-MiMLS
• 2026-03-03 Listing Removed — REALCOMP
• 2026-03-03 Listed $103,999 REALCOMP
• 2026-03-03 Listed $103,999 MiRealSource-MiMLS
• 2026-02-10 Listed $104,999 REALCOMP
• 2026-02-10 Listing Removed — MiRealSource-MiMLS
• 2026-02-10 Listing Removed — REALCOMP
• 2026-02-10 Listed $104,999 MiRealSource-MiMLS
• 2026-02-10 Listed $104,999 MiRealSource-MiMLS
• 2026-02-02 Listed $109,999 REALCOMP
• 2026-02-02 Listed $109,999 MiRealSource-MiMLS