983 Tanners Lndg · West Monroe, MI 48161

$59,900

3 bd · 2.0 ba · 1,188 sqft · SingleFamily · 278 Days on market

Built 2004 Fair condition 3,600 sqft lot $50/sqft · 69% below area $650/mo HOA · 46% of rent

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Why this score? — see what drove the C- 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 +17.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3 bedroom home with 2 full baths, open living area, appliances included with sale, large wrap-around covered deck and attached garage. This is a manufactured home on a rented lot in Raisin Rideg mobile home park. Current lot rent is $650.

Key facts

• Manufactured home
• Open living area
• Appliances included

Tags

• OPEN LIVING AREA
• LARGE WRAP-AROUND COVERED DECK
• APPLIANCES INCLUDED
• MANUFACTURED HOME
• RAISIN RIDGE MOBILE HOME PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $50 ($596/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#70 in MI, #1,533 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, amenities F, employment F.
• Ida Public School District (rural): math 39% / reading 55% proficiency, ranked #101 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 142 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.35% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 3.5

CMA / ARV

• ARV (median comp): $190,850
• List price: $59,900
• Delta: -68.61%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
872 Tanners Lndg	0.00mi	3/2.0	1,232 (+4%)	20mo	$21,500	$17	77
3495 Vermont Ct	0.53mi	3/1.0	1,192 (+0%)	8mo	$210,000	$176	64

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-6,121
• Equity at exit: $8,931

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $455
• Equity at exit: $5,179

Cash invested: $16,772 (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 48161

• Active inventory: 142
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$650
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $50

Break-even live

Break-even rent $1,347

Max offer price $59,900

Occupancy floor 91%

Sensitivity live

Price	-10% $91	-5% $70	+0% $50	+5% $29	+10% $8
Rent	-10% $-62	-5% $-6	+0% $50	+5% $105	+10% $161
Rate	-1.0pp $80	-0.5pp $65	base $50	+0.5pp $34	+1.0pp $18

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 18 events

1. 2026-06-19
   days on market $59,900 Active 278 DOM
2. 2026-06-18
   days on market $59,900 Active 277 DOM
3. 2026-06-17
   days on market $59,900 Active 276 DOM
4. 2026-06-16
   days on market $59,900 Active 275 DOM
5. 2026-06-15
   days on market $59,900 Active 274 DOM
6. 2026-06-14
   days on market $59,900 Active 272 DOM
7. 2026-06-12
   days on market $59,900 Active 271 DOM
8. 2026-06-09
   days on market $59,900 Active 268 DOM
9. 2026-06-08
   days on market $59,900 Active 267 DOM
10. 2026-06-07
    days on market $59,900 Active 266 DOM
11. 2026-06-05
    days on market $59,900 Active 263 DOM
12. 2026-06-03
    days on market $59,900 Active 262 DOM
13. 2026-06-02
    days on market $59,900 Active 261 DOM
14. 2026-06-01
    days on market $59,900 Active 260 DOM
15. 2026-05-31
    days on market $59,900 Active 259 DOM
16. 2026-05-30
    days on market $59,900 Active 258 DOM
17. 2025-09-13
    listed $59,900 Active 248-char remark

    Show marketing remark (248 chars)

    Very nice 3 bedroom home with 2 full baths, open living area, appliances included with sale, large wrap-around covered deck and attached garage. This is a manufactured home on a rented lot in Raisin Rideg mobile home park. Current lot rent is $650.

18. 2025-09-13
    listed $59,900 Active 248-char remark

    Show marketing remark (248 chars)

    Very nice 3 bedroom home with 2 full baths, open living area, appliances included with sale, large wrap-around covered deck and attached garage. This is a manufactured home on a rented lot in Raisin Rideg mobile home park. Current lot rent is $650.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,916
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − HOA: −$7,800
• − Depreciation: −$1,743
• Taxable income: $114
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $569/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including painting, updating the kitchen and bathrooms, and landscaping improvements, to significantly increase its resale and rental value.

Repairs flagged

• Major Paint — Paint appears faded and needs fresh coats in multiple areas.
• Major Flooring — Carpet in living areas appears worn and may need replacement.
• Moderate Kitchen cabinets — Cabinets appear dated and may benefit from updating or refinishing.
• Moderate Bathroom fixtures — Bathroom fixtures may need updating for a more modern look.

Value-add opportunities

• Both Painting and updating the kitchen and bathrooms — Fresh paint and updated fixtures will enhance the home's curb appeal and interior aesthetics, making it more attractive to both buyers and renters.
• Both Landscaping and fencing improvements — Enhancing the landscaping and adding a more attractive fence will improve the home's curb appeal and make it more inviting for potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded and needs fresh coats in multiple areas.	Major	$15,000–50,000
Flooring · Carpet in living areas appears worn and may need replacement.	Major	$15,000–50,000
Kitchen cabinets · Cabinets appear dated and may benefit from updating or refinishing.	Moderate	$3,000–15,000
Bathroom fixtures · Bathroom fixtures may need updating for a more modern look.	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Both Painting and updating the kitchen and bathrooms — Fresh paint and updated fixtures will enhance the home's curb appeal and interior aesthetics, making it more attractive to both buyers and renters. ↑
• Both Landscaping and fencing improvements — Enhancing the landscaping and adding a more attractive fence will improve the home's curb appeal and make it more inviting for potential 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: Ida Public School District
• NCES district ID: 2619050
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $74,806
• Composite: 42.61/100
• National rank: #3190
• State rank: #101 of 540 in MI

Livability — West Monroe

• Score: 81/100
• State rank: #70
• US rank: #1533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 54,460 people
• Metro: Monroe, MI
• Population (ZIP): 26,304
• Household income: $67,414
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 733.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 10% Romanian 8% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.99%
• Current HPI: 126.2638
• Rent YoY: —
• Metro: Monroe, 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

+0.0% since first listed

2 events — show timeline

• 2025-09-13 Listed $59,900 MiRealSource-MiMLS
• 2025-09-13 Listed $59,900 REALCOMP