403 Bridle Path · Grand Blanc, MI 48439

$35,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 10 Days on market

Built 1995 Fair condition $22/sqft · 17% above area Est $30k · 17% over ↓ 14% 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Dream Log Cabin–Style Retreat Awaits! Step into the cozy charm you’ve always dreamed of with this beautiful log cabin–style manufactured home that perfectly blends rustic character with modern comfort. The inviting eat-in kitchen features gorgeous cabinetry and countertops, creating the perfect space for cooking, dining, and gathering with family and friends. Your primary bedroom retreat offers a private full bathroom along with his-and-hers closets, giving you both comfort and plenty of storage space. The heart of the home is the spacious living room, highlighted by stunning natural wood trim and a large stone fireplace with a natural wood-burning fire — the perfect place to relax and cozy up on those chilly evenings. You’ll also love the rare, spacious mudroom, ideal for keeping coats, boots, and everyday messes neatly tucked away during Michigan winters. A dedicated laundry area with appliances included adds extra convenience and peace of mind. Versatility makes this home even more special: Enjoy all the amenities of park living, or move the home to your own property and create the peaceful “up north” getaway you’ve always imagined. Seller is highly motivated — bring your offers!

Key facts

• His-and-hers closets
• Eat-in kitchen
• Natural wood trim

Tags

• LOG CABIN STYLE
• EAT-IN KITCHEN
• PRIVATE FULL BATHROOM
• HIS-AND-HERS CLOSETS
• SPACIOUS LIVING ROOM
• NATURAL WOOD TRIM

Property features AI

Finance

• Other: Located in GRAND BLANC CROSSING subdivision
• HOA & community: Homeowners association with monthly fee; Community clubhouse, fitness center, pool, park, playground, and street lights; Grounds maintenance included

Exterior

• Parking: Assigned parking
• Utilities: Shared well water; Shared septic
• Home design: Manufactured home; One-level layout; Log construction
• Construction: Log construction; Pillar/post/pier foundation
• Exterior features: Front porch; Community pool; Pets allowed (cats and dogs); Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; High-speed internet; Total of 9 rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 38.6% vs local median 2.2% in Grand Blanc — 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 82/100 on livability (#56 in MI, #1,077 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Grand Blanc Community Schools (suburban): math 33% / reading 54% proficiency, ranked #149 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 435 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $30k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $35,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 4.28% ✓
• Cap rate: 38.60%
• Cash-on-cash: 115.38%
• DSCR: 6.13
• GRM: 1.9

CMA / ARV

• ARV (median comp): $30,000
• List price: $35,000
• Delta: 16.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Bridle Path	0.00mi	3/2.0	1,600 (0%)	1mo	$30,000	$19	99

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 · 6.79% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.15×
• Total profit: $60,300
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 16.94×
• Total profit: $156,206
• Equity at exit: $3,026

Cash invested: $9,800 (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 48439

• Rents YoY: 6.8%
• Active inventory: 435
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $942

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 32%

Sensitivity live

Price	-10% $966	-5% $954	+0% $942	+5% $930	+10% $918
Rent	-10% $824	-5% $883	+0% $942	+5% $1,002	+10% $1,061
Rate	-1.0pp $960	-0.5pp $951	base $942	+0.5pp $933	+1.0pp $924

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11661 Hawthorne Glen Dr Grand Blanc, MI	2.0	2.0	1200	$1,500	$1.25	44d	1	0.52mi
8225 Embury Rd Grand Blanc, MI	2.0–4.0	2.0	1368	$1,399	$1.02	14d	1	0.71mi

Listing history 4 events

1. 2026-05-11
   status Pending 1242-char remark

   Show marketing remark (1261 chars)

   Your Dream Log Cabin–Style Retreat Awaits! Step into the cozy charm you’ve always dreamed of with this beautiful log cabin–style manufactured home that perfectly blends rustic character with modern comfort. The inviting eat-in kitchen features gorgeous cabinetry and countertops, creating the perfect space for cooking, dining, and gathering with family and friends. Your primary bedroom retreat offers a private full bathroom along with his-and-hers closets, giving you both comfort and plenty of storage space. The heart of the home is the spacious living room, highlighted by stunning natural wood trim and a large stone fireplace with a natural wood-burning fire — the perfect place to relax and cozy up on those chilly evenings. You’ll also love the rare, spacious mudroom, ideal for keeping coats, boots, and everyday messes neatly tucked away during Michigan winters. A dedicated laundry area with appliances included adds extra convenience and peace of mind. Versatility makes this home even more special: Enjoy all the amenities of park living, or move the home to your own property and create the peaceful “up north” getaway you’ve always imagined. Seller is highly motivated — bring your offers!

2. 2026-05-11
   status Pending 1261-char remark

   Show marketing remark (1261 chars)

   Your Dream Log Cabin–Style Retreat Awaits! Step into the cozy charm you’ve always dreamed of with this beautiful log cabin–style manufactured home that perfectly blends rustic character with modern comfort. The inviting eat-in kitchen features gorgeous cabinetry and countertops, creating the perfect space for cooking, dining, and gathering with family and friends. Your primary bedroom retreat offers a private full bathroom along with his-and-hers closets, giving you both comfort and plenty of storage space. The heart of the home is the spacious living room, highlighted by stunning natural wood trim and a large stone fireplace with a natural wood-burning fire — the perfect place to relax and cozy up on those chilly evenings. You’ll also love the rare, spacious mudroom, ideal for keeping coats, boots, and everyday messes neatly tucked away during Michigan winters. A dedicated laundry area with appliances included adds extra convenience and peace of mind. Versatility makes this home even more special: Enjoy all the amenities of park living, or move the home to your own property and create the peaceful “up north” getaway you’ve always imagined. Seller is highly motivated — bring your offers!

3. 2026-04-30
   listed $35,000 Active 1242-char remark

   Show marketing remark (1261 chars)

   Your Dream Log Cabin–Style Retreat Awaits! Step into the cozy charm you’ve always dreamed of with this beautiful log cabin–style manufactured home that perfectly blends rustic character with modern comfort. The inviting eat-in kitchen features gorgeous cabinetry and countertops, creating the perfect space for cooking, dining, and gathering with family and friends. Your primary bedroom retreat offers a private full bathroom along with his-and-hers closets, giving you both comfort and plenty of storage space. The heart of the home is the spacious living room, highlighted by stunning natural wood trim and a large stone fireplace with a natural wood-burning fire — the perfect place to relax and cozy up on those chilly evenings. You’ll also love the rare, spacious mudroom, ideal for keeping coats, boots, and everyday messes neatly tucked away during Michigan winters. A dedicated laundry area with appliances included adds extra convenience and peace of mind. Versatility makes this home even more special: Enjoy all the amenities of park living, or move the home to your own property and create the peaceful “up north” getaway you’ve always imagined. Seller is highly motivated — bring your offers!

4. 2026-04-30
   listed $35,000 Active 1261-char remark

   Show marketing remark (1261 chars)

   Your Dream Log Cabin–Style Retreat Awaits! Step into the cozy charm you’ve always dreamed of with this beautiful log cabin–style manufactured home that perfectly blends rustic character with modern comfort. The inviting eat-in kitchen features gorgeous cabinetry and countertops, creating the perfect space for cooking, dining, and gathering with family and friends. Your primary bedroom retreat offers a private full bathroom along with his-and-hers closets, giving you both comfort and plenty of storage space. The heart of the home is the spacious living room, highlighted by stunning natural wood trim and a large stone fireplace with a natural wood-burning fire — the perfect place to relax and cozy up on those chilly evenings. You’ll also love the rare, spacious mudroom, ideal for keeping coats, boots, and everyday messes neatly tucked away during Michigan winters. A dedicated laundry area with appliances included adds extra convenience and peace of mind. Versatility makes this home even more special: Enjoy all the amenities of park living, or move the home to your own property and create the peaceful “up north” getaway you’ve always imagined. Seller is highly motivated — bring your offers!

ⓘ 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: $17,987
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$1,018
• Taxable income: $11,431
• Est. tax owed @ 24.0%: −$2,743
• After-tax cash flow: $8,564/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 · 11 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, and improve the overall appearance and value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom fixtures — standard and functional

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale renovate bathroom — improving the primary bathroom
• Both landscaping — enhancing curb appeal and increasing property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · standard and functional	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale renovate bathroom — improving the primary bathroom ↑
• Both landscaping — enhancing curb appeal and increasing property 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: Grand Blanc Community Schools
• NCES district ID: 2616350
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $59,691
• Composite: 38.24/100
• National rank: #4243
• State rank: #149 of 540 in MI

Livability — Grand Blanc

• Score: 82/100
• State rank: #56
• US rank: #1077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Genesee County · 221,329 people
• City population: 51,900
• Metro: Flint, MI
• Population (ZIP): 51,900
• Household income: $88,490
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 864.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.17%
• Current HPI: 216.3543
• Rent YoY: ▲ 6.79%
• Metro: Flint, 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

-14.3% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) $30,000 REALCOMP
• 2026-05-29 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-04-30 Listed $35,000 REALCOMP
• 2026-04-30 Listed $35,000 MiRealSource-MiMLS