815 Jacobs Lndg · Raisinville, MI 48161

$71,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily · 67 Days on market

Built 1999 Average condition 3,600 sqft lot $60/sqft · 61% below area $795/mo HOA · 56% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +3.0/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice manufactured home with 3 bedrooms, 2 full baths, large covered front deck, attached 2.5 car garage, large shed, appliances included with sale of home, great location with easy access to all amenities. This is a manufactured home on aa rented lot in Raisin Ridge mobile home park. The mobile home park has an in-ground pool, playground and community room for use by the residents of the mobile home community.

Key facts

• In-ground pool
• Covered front deck
• Community room

Tags

• COVERED FRONT DECK
• IN-GROUND POOL
• COMMUNITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $71k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $46k (35.1% below list).
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $46k (35.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Public Schools (suburban): math 24% / reading 47% proficiency, ranked #278 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Custer Elementary School (math 10% / reading 30%, grade F, #1,083 of 1,397 statewide, top 78%, 741 students, 69% FRL); Monroe Middle School (math 34% / reading 64%, grade C, #127 of 493 statewide, top 26%, 653 students, 66% FRL); Monroe High School (math 25% / reading 48%, grade F, #364 of 713 statewide, top 51%, 1,304 students, 52% FRL).
• Market conditions: 152 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 $491 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 67 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.

Recommended offer $46,109 (35.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.99% ✓
• Cap rate: 3.39%
• Cash-on-cash: -10.38%
• DSCR: 0.54
• GRM: 4.2

CMA / ARV

• ARV (median comp): $180,653
• List price: $71,000
• Delta: -60.70%
• 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
3830 Davids Lndg	0.08mi	3/2.0	1,288 (+8%)	13mo	$18,000	$14	72
879 Stevens Trial	0.19mi	3/2.0	1,344 (+13%)	6mo	$30,000	$22	65

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: -33.7%
• Equity multiple: -0.10×
• Total profit: $-21,951
• Equity at exit: $10,586

10-year hold

• IRR: -35.7%
• Equity multiple: -0.57×
• Total profit: $-31,151
• Equity at exit: $6,139

Cash invested: $19,880 (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: 152
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$795
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-172

Break-even live

Break-even rent $1,627

Max offer price $46,109

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-147	+0% $-172	+5% $-197	+10% $-221
Rent	-10% $-283	-5% $-228	+0% $-172	+5% $-116	+10% $-61
Rate	-1.0pp $-136	-0.5pp $-154	base $-172	+0.5pp $-190	+1.0pp $-209

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $795 · $9,540/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-21
   days on market $71,000 Active 67 DOM
2. 2026-06-19
   days on market $71,000 Active 65 DOM
3. 2026-06-18
   days on market $71,000 Active 64 DOM
4. 2026-06-17
   days on market $71,000 Active 63 DOM
5. 2026-06-16
   days on market $71,000 Active 62 DOM
6. 2026-06-15
   days on market $71,000 Active 61 DOM
7. 2026-06-14
   days on market $71,000 Active 59 DOM
8. 2026-06-12
   days on market $71,000 Active 58 DOM
9. 2026-06-09
   days on market $71,000 Active 55 DOM
10. 2026-06-08
    days on market $71,000 Active 54 DOM
11. 2026-06-07
    pricedays on market $71,000 Active 53 DOM
12. 2026-06-05
    days on market $74,000 Active 50 DOM
13. 2026-06-02
    days on market $74,000 Active 48 DOM
14. 2026-06-01
    days on market $74,000 Active 47 DOM
15. 2026-05-31
    days on market $74,000 Active 46 DOM
16. 2026-05-30
    days on market $74,000 Active 45 DOM
17. 2026-05-18
    price $74,000 418-char remark

    Show marketing remark (418 chars)

    Very nice manufactured home with 3 bedrooms, 2 full baths, large covered front deck, attached 2.5 car garage, large shed, appliances included with sale of home, great location with easy access to all amenities. This is a manufactured home on aa rented lot in Raisin Ridge mobile home park. The mobile home park has an in-ground pool, playground and community room for use by the residents of the mobile home community.

18. 2026-05-17
    price $74,000 418-char remark

    Show marketing remark (418 chars)

    Very nice manufactured home with 3 bedrooms, 2 full baths, large covered front deck, attached 2.5 car garage, large shed, appliances included with sale of home, great location with easy access to all amenities. This is a manufactured home on aa rented lot in Raisin Ridge mobile home park. The mobile home park has an in-ground pool, playground and community room for use by the residents of the mobile home community.

19. 2026-05-04
    price $75,000 418-char remark

    Show marketing remark (418 chars)

    Very nice manufactured home with 3 bedrooms, 2 full baths, large covered front deck, attached 2.5 car garage, large shed, appliances included with sale of home, great location with easy access to all amenities. This is a manufactured home on aa rented lot in Raisin Ridge mobile home park. The mobile home park has an in-ground pool, playground and community room for use by the residents of the mobile home community.

20. 2026-05-04
    price $75,000 418-char remark

    Show marketing remark (418 chars)

    Very nice manufactured home with 3 bedrooms, 2 full baths, large covered front deck, attached 2.5 car garage, large shed, appliances included with sale of home, great location with easy access to all amenities. This is a manufactured home on aa rented lot in Raisin Ridge mobile home park. The mobile home park has an in-ground pool, playground and community room for use by the residents of the mobile home community.

21. 2026-04-14
    listed $77,000 Active 418-char remark

    Show marketing remark (418 chars)

    Very nice manufactured home with 3 bedrooms, 2 full baths, large covered front deck, attached 2.5 car garage, large shed, appliances included with sale of home, great location with easy access to all amenities. This is a manufactured home on aa rented lot in Raisin Ridge mobile home park. The mobile home park has an in-ground pool, playground and community room for use by the residents of the mobile home community.

22. 2026-04-14
    listed $77,000 Active 418-char remark

    Show marketing remark (418 chars)

    Very nice manufactured home with 3 bedrooms, 2 full baths, large covered front deck, attached 2.5 car garage, large shed, appliances included with sale of home, great location with easy access to all amenities. This is a manufactured home on aa rented lot in Raisin Ridge mobile home park. The mobile home park has an in-ground pool, playground and community room for use by the residents of the mobile home community.

ⓘ 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: $16,916
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − HOA: −$9,540
• − Depreciation: −$2,065
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $-1,394/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

Average 55/100 Moderate rehab

This home requires moderate renovations to update the kitchen and interior, which would significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both update kitchen with new cabinets, countertops, and appliances — enhances both resale and rental value
• Both paint interior walls — enhances both resale and rental value
• Both replace carpeting with hardwood or tile — enhances both resale and rental value
• Both repair and paint exterior siding — enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both update kitchen with new cabinets, countertops, and appliances — enhances both resale and rental value ↑
• Both paint interior walls — enhances both resale and rental value ↑
• Both replace carpeting with hardwood or tile — enhances both resale and rental value ↑
• Both repair and paint exterior siding — enhances both resale and rental value ↑

ⓘ 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: Monroe Public Schools
• NCES district ID: 2624150
• Math proficiency: 24% ▲ 3.00%
• Reading proficiency: 47% ▲ 12.00%
• Median HH income: $46,437
• Composite: 30.33/100
• National rank: #6269
• State rank: #278 of 540 in MI

Livability — Raisinville

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

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

-3.9% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $74,000 MiRealSource-MiMLS
• 2026-05-17 Price Changed $74,000 REALCOMP
• 2026-05-04 Price Changed $75,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $75,000 REALCOMP
• 2026-04-14 Listed $77,000 REALCOMP
• 2026-04-14 Listed $77,000 MiRealSource-MiMLS