3667 Falcons Nest · White Lake, MI 48383

$59,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 62 Days on market

Built 2012 Good condition $41/sqft · 79% above area ↓ 2% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new haven in the charming Meadow Lake community! This spacious three-bedroom, two-bathroom manufactured home boasts a unique layout that offers both privacy and functionality. As you enter, you'll find a cozy living room area, partially separated by a wall, creating a sense of intimacy while still maintaining an open feel. The open kitchen and dining area is a chef's dream, featuring ample counter space that wraps around into a convenient barstool seating area. The kitchen is a highlight, equipped with tons of cabinetry, a newer faucet, and dishwasher, ensuring everything you need is at your fingertips. A full walk-in pantry adds to the functionality, making meal prep a breeze. All kitchen appliances, including the fridge, stove, dishwasher, and microwave, will remain with the home. The dedicated laundry room is an added bonus, complete with a washer (less than a year old) and dryer. The home also features a newer hot water tank! Enjoy modern comforts with recessed lighting in the kitchen and a ceiling fan in the living room. Each bedroom features walk-in closets, offering plenty of storage. The primary bathroom is spacious, boasting a standing shower with a sliding glass door and additional built-in cabinetry for your convenience. Nestled in a picturesque location that provides a country feel, this home is part of a community that offers fantastic amenities. Enjoy access to a clubhouse, pool, fully equipped exercise room, playground, and RV storage area. Don't miss out on this meticulously maintained home! Schedule a viewing today and experience the perfect blend of comfort and community living.

Key facts

• Full walk-in pantry
• Ample counter space
• Built 2012

Tags

• MEADOW LAKE COMMUNITY
• COZY LIVING ROOM AREA
• OPEN KITCHEN AND DINING AREA
• AMPLE COUNTER SPACE
• BARSTOOL SEATING AREA
• FULL WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% 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.
• Holly Area School District (town): math 31% / reading 52% proficiency, ranked #165 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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: 2.51% ✓
• Cap rate: 21.82%
• Cash-on-cash: 55.44%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (median comp): $33,000
• List price: $59,000
• Delta: 78.79%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 53.7%
• Equity multiple: 3.37×
• Total profit: $39,072
• Equity at exit: $8,797

10-year hold

• IRR: 58.9%
• Equity multiple: 6.85×
• Total profit: $96,707
• Equity at exit: $5,101

Cash invested: $16,520 (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 48383

• Active inventory: 68
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $763

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 44%

Sensitivity live

Price	-10% $804	-5% $784	+0% $763	+5% $743	+10% $722
Rent	-10% $646	-5% $705	+0% $763	+5% $822	+10% $880
Rate	-1.0pp $793	-0.5pp $778	base $763	+0.5pp $748	+1.0pp $732

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3951 Bentwood Cir W White Lake, MI	3.0	2.0	1456	$1,399	$0.96	0d	1	0.22mi
3202 Giddings Blvd Highland, MI	3.0	2.0	1302	$1,695	$1.30	15d	1	1.06mi
3202 Giddings Blvd Highland, MI	3.0	2.0	1417	$1,695	$1.20	10d	1	1.06mi

Listing history 22 events

1. 2026-06-18
   days on market $59,000 Active 62 DOM
2. 2026-06-17
   days on market $59,000 Active 61 DOM
3. 2026-06-16
   days on market $59,000 Active 60 DOM
4. 2026-06-15
   days on market $59,000 Active 59 DOM
5. 2026-06-13
   days on market $59,000 Active 57 DOM
6. 2026-06-13
   days on market $59,000 Active 56 DOM
7. 2026-06-09
   days on market $59,000 Active 53 DOM
8. 2026-06-08
   days on market $59,000 Active 52 DOM
9. 2026-06-07
   days on market $59,000 Active 51 DOM
10. 2026-06-04
    days on market $59,000 Active 48 DOM
11. 2026-06-03
    days on market $59,000 Active 47 DOM
12. 2026-06-02
    days on market $59,000 Active 46 DOM
13. 2026-06-01
    days on market $59,000 Active 45 DOM
14. 2026-05-31
    days on market $59,000 Active 44 DOM
15. 2026-04-17
    listed $59,000 Active 1639-char remark

    Show marketing remark (1651 chars)

    Welcome to your new haven in the charming Meadow Lake community! This spacious three-bedroom, two-bathroom manufactured home boasts a unique layout that offers both privacy and functionality. As you enter, you'll find a cozy living room area, partially separated by a wall, creating a sense of intimacy while still maintaining an open feel. The open kitchen and dining area is a chef’s dream, featuring ample counter space that wraps around into a convenient barstool seating area. The kitchen is a highlight, equipped with tons of cabinetry, a newer faucet, and dishwasher, ensuring everything you need is at your fingertips. A full walk-in pantry adds to the functionality, making meal prep a breeze. All kitchen appliances, including the fridge, stove, dishwasher, and microwave, will remain with the home. The dedicated laundry room is an added bonus, complete with a washer (less than a year old) and dryer. The home also features a newer hot water tank! Enjoy modern comforts with recessed lighting in the kitchen and a ceiling fan in the living room. Each bedroom features walk-in closets, offering plenty of storage. The primary bathroom is spacious, boasting a standing shower with a sliding glass door and additional built-in cabinetry for your convenience. Nestled in a picturesque location that provides a country feel, this home is part of a community that offers fantastic amenities. Enjoy access to a clubhouse, pool, fully equipped exercise room, playground, and RV storage area. Don’t miss out on this meticulously maintained home! Schedule a viewing today and experience the perfect blend of comfort and community living.

16. 2026-04-17
    listed $59,000 Active 1651-char remark

    Show marketing remark (1651 chars)

    Welcome to your new haven in the charming Meadow Lake community! This spacious three-bedroom, two-bathroom manufactured home boasts a unique layout that offers both privacy and functionality. As you enter, you'll find a cozy living room area, partially separated by a wall, creating a sense of intimacy while still maintaining an open feel. The open kitchen and dining area is a chef’s dream, featuring ample counter space that wraps around into a convenient barstool seating area. The kitchen is a highlight, equipped with tons of cabinetry, a newer faucet, and dishwasher, ensuring everything you need is at your fingertips. A full walk-in pantry adds to the functionality, making meal prep a breeze. All kitchen appliances, including the fridge, stove, dishwasher, and microwave, will remain with the home. The dedicated laundry room is an added bonus, complete with a washer (less than a year old) and dryer. The home also features a newer hot water tank! Enjoy modern comforts with recessed lighting in the kitchen and a ceiling fan in the living room. Each bedroom features walk-in closets, offering plenty of storage. The primary bathroom is spacious, boasting a standing shower with a sliding glass door and additional built-in cabinetry for your convenience. Nestled in a picturesque location that provides a country feel, this home is part of a community that offers fantastic amenities. Enjoy access to a clubhouse, pool, fully equipped exercise room, playground, and RV storage area. Don’t miss out on this meticulously maintained home! Schedule a viewing today and experience the perfect blend of comfort and community living.

17. 2026-04-15
    historical
18. 2026-04-15
    historical
19. 2025-12-02
    price $59,000
20. 2025-12-02
    price $59,000
21. 2025-10-15
    listed $60,000 Active
22. 2025-10-15
    listed $60,000 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: $17,787
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$1,716
• Taxable income: $8,739
• Est. tax owed @ 24.0%: −$2,097
• After-tax cash flow: $7,061/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

Good 75/100 Cosmetic rehab

This well-maintained three-bedroom, two-bathroom manufactured home in the Meadow Lake community is ready for a fresh coat of paint and some landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Rental Replace air filters — Clean air filters improve air quality and reduce HVAC maintenance costs.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value by making the home more attractive and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Replace air filters — Clean air filters improve air quality and reduce HVAC maintenance costs. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value by making the home more attractive and appealing to potential buyers/tenants. ↑

ⓘ 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: Holly Area School District
• NCES district ID: 2618450
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $65,137
• Composite: 37.1/100
• National rank: #4496
• State rank: #165 of 540 in MI

Livability — White Lake

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

Census & demographics

• City population: 17,856
• Population (ZIP): 13,291

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.27%
• Current HPI: 228.6088
• 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

-1.7% since first listed

8 events — show timeline

• 2026-04-17 Listed $59,000 MiRealSource-MiMLS
• 2026-04-17 Listed $59,000 REALCOMP
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-15 Listing Removed — REALCOMP
• 2025-12-02 Price Changed $59,000 MiRealSource-MiMLS
• 2025-12-02 Price Changed $59,000 REALCOMP
• 2025-10-15 Listed $60,000 MiRealSource-MiMLS
• 2025-10-15 Listed $60,000 REALCOMP