41275 Old Michigan Ave #1120 · Canton, MI 48188

$47,200

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 67 Days on market

Manufactured home Built 2026 Good condition $45/sqft · at area comps Est $48k · at est.

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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 +8.2/15.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -5.8

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a playground, community events, and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Modern bathroom
• Premium entry doors
• Built 2026

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $47k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 3.4% in Canton — 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.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walkerwinter Elementary School (math 32% / reading 52%, grade F, #547 of 1,397 statewide, top 41%, 405 students, 66% FRL); Wayne Memorial High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 1,361 students, 63% FRL).
• Zoned-school proficiency averages 33% at this address vs 19% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Wayne-Westland Community School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 263 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent is only 12% of the median local income ($123k/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 $326 of loan paydown is wiped out by about $1k 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 + 0.5% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,368 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.64% ✓
• Cap rate: 23.00%
• Cash-on-cash: 59.68%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (median comp): $47,922
• List price: $47,200
• Delta: -1.51%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41021 Old Michigan Avenue Lot #230 Ave	0.28mi	3/2.0	1,200 (+14%)	16mo	$35,000	$29	51
4510 S John Hix Rd	1.24mi	3/1.0	968 (-8%)	9mo	$124,900	$129	39
4321 Randolph St	1.14mi	3/1.0	1,040 (-2%)	34mo	$119,900	$115	38
2610 Hannan Rd	1.35mi	3/1.0	1,200 (+14%)	6mo	$320,000	$267	33
3988 Grace Ave	1.19mi	3/2.5	1,299 (+23%)	15mo	$220,000	$169	25
2321 Arcadia Dr	1.23mi	2/2.0 (-1)	1,224 (+16%)	12mo	$244,900	$200	25
2268 Arcadia Dr	1.23mi	2/2.0 (-1)	1,168 (+11%)	27mo	$242,500	$208	22
4011 Hannan Rd	1.03mi	3/2.0	1,282 (+21%)	26mo	$160,000	$125	20
2285 Arcadia Dr	1.24mi	2/2.0 (-1)	1,274 (+21%)	22mo	$241,000	$189	16
4201 Hannan Rd	1.01mi	2/1.0 (-1)	900 (-15%)	26mo	$164,900	$183	11

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 · 0.46% rent growth · sell at horizon

5-year hold

• IRR: 55.5%
• Equity multiple: 3.36×
• Total profit: $31,130
• Equity at exit: $7,038

10-year hold

• IRR: 59.6%
• Equity multiple: 6.22×
• Total profit: $68,987
• Equity at exit: $4,081

Cash invested: $13,216 (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 →

Active competition Active MLS

• For sale now: 17 active
• Median asking: $47,200 ($45/sqft)
• Median days on market: 67 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: +1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48188

• Rents YoY: 0.5%
• Active inventory: 263
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$248
• Tax est. 1.5%: −$59 /mo · $708/yr
• Insurance: −$20
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $657

Break-even live

Break-even rent $413

Max offer price $47,200

Occupancy floor 42%

Sensitivity live

Price	-10% $690	-5% $674	+0% $657	+5% $641	+10% $625
Rent	-10% $559	-5% $608	+0% $657	+5% $706	+10% $756
Rate	-1.0pp $681	-0.5pp $669	base $657	+0.5pp $645	+1.0pp $633

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: $11,800
• Closing costs: $1,416
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41021 Old Michigan Ave Canton, MI	3.0–4.0	2.0	1312	$1,199	$0.91	2d	1	0.25mi
2268 Arcadia Dr Canton, MI	2.0	2.0	1168	$1,800	$1.54	54d	1	1.20mi
4323 Grace Ave Wayne, MI	3.0	1.0	1000	$1,200	$1.20	7d	1	1.20mi

Property features AI

Finance

• Financial info: List price $46,700

Exterior

• Utilities: Natural gasCentral air
• Home design: Condominium unit at 41275 Old Michigan Ave #1120, Canton Township, MI 48188
• Exterior features: Living area approximately 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Active listing (Spec plan 92838)

Listing history 44 events

1. 2026-07-24
   days on market $47,200 Active 67 DOM
2. 2026-07-23
   days on market $47,200 Active 66 DOM
3. 2026-07-22
   days on market $47,200 Active 65 DOM
4. 2026-07-21
   days on market $47,200 Active 64 DOM
5. 2026-07-20
   days on market $47,200 Active 63 DOM
6. 2026-07-18
   days on market $47,200 Active 61 DOM
7. 2026-07-18
   days on market $47,200 Active 60 DOM
8. 2026-07-16
   days on market $47,200 Active 59 DOM
9. 2026-07-15
   days on market $47,200 Active 58 DOM
10. 2026-07-14
    days on market $47,200 Active 57 DOM
11. 2026-07-13
    days on market $47,200 Active 56 DOM
12. 2026-07-13
    days on market $47,200 Active 55 DOM
13. 2026-07-11
    days on market $47,200 Active 54 DOM
14. 2026-07-10
    days on market $47,200 Active 53 DOM
15. 2026-07-09
    days on market $47,200 Active 52 DOM
16. 2026-07-07
    days on market $47,200 Active 50 DOM
17. 2026-07-06
    days on market $47,200 Active 49 DOM
18. 2026-07-06
    days on market $47,200 Active 48 DOM
19. 2026-07-05
    days on market $47,200 Active 47 DOM
20. 2026-07-03
    days on market $47,200 Active 46 DOM
21. 2026-07-02
    days on market $47,200 Active 45 DOM
22. 2026-07-01
    days on market $47,200 Active 44 DOM
23. 2026-06-30
    days on market $47,200 Active 43 DOM
24. 2026-06-29
    days on market $47,200 Active 42 DOM
25. 2026-06-28
    days on market $47,200 Active 41 DOM
26. 2026-06-27
    days on market $47,200 Active 40 DOM
27. 2026-06-26
    days on market $47,200 Active 39 DOM
28. 2026-06-24
    days on market $47,200 Active 37 DOM
29. 2026-06-22
    days on market $47,200 Active 35 DOM
30. 2026-06-21
    days on market $47,200 Active 34 DOM
31. 2026-06-18
    days on market $47,200 Active 31 DOM
32. 2026-06-17
    days on market $47,200 Active 30 DOM
33. 2026-06-16
    days on market $47,200 Active 29 DOM
34. 2026-06-15
    days on market $47,200 Active 28 DOM
35. 2026-06-13
    days on market $47,200 Active 26 DOM
36. 2026-06-13
    days on market $47,200 Active 25 DOM
37. 2026-06-09
    days on market $47,200 Active 22 DOM
38. 2026-06-08
    days on market $47,200 Active 21 DOM
39. 2026-06-07
    days on market $47,200 Active 20 DOM
40. 2026-06-04
    days on market $47,200 Active 17 DOM
41. 2026-06-03
    days on market $47,200 Active 16 DOM
42. 2026-06-02
    days on market $47,200 Active 15 DOM
43. 2026-06-01
    pricedays on market $47,200 Active 14 DOM
44. 2026-05-31
    days on market $46,700 Active 13 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: $14,939
• − Mortgage interest: −$2,644
• − Property taxes: −$708
• − Insurance: −$236
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,373
• Taxable income: $7,587
• Est. tax owed @ 24.0%: −$1,821
• After-tax cash flow: $6,066/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 · 3 photos

Good 80/100 None rehab

This brand new 3-bedroom, 2-bathroom manufactured home is move-in ready with new siding, trim, and appliances. It offers a good condition score and is ready for immediate occupancy.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new flooring in bathrooms — New flooring improves aesthetics and is a common upgrade ↑
• Both Install new kitchen appliances — New appliances add value and appeal to potential buyers ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Walkerwinter Elementary School F MI #547/1,397 Nat'l #17,861/41,679 High Wayne Memorial High School F MI #481/713 Nat'l #12,478/17,239

Schools (NCES district)

• District: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 of 540 in MI

Livability — Canton

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

Census & demographics

• County: Wayne County · 1,675,273 people
• City population: 99,041
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 45,665
• Household income: $122,781
• Rent vs Own: 17.2% rent · 82.8% 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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Asian 23% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 74% English-only · Other Indo-European 12% Other Asian/Pacific 4% Arabic 3%

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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: ▼ -299.09%
• Current HPI: 193.4673
• Rent YoY: ▲ 0.46%
• 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

Property features AI

Finance

• Financial info: List price $46,700

Exterior

• Utilities: Natural gasCentral air
• Home design: Condominium unit at 41275 Old Michigan Ave #1120, Canton Township, MI 48188
• Exterior features: Living area approximately 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Active listing (Spec plan 92838)