3913 Benjamin Way · Raisinville, MI 48161

$44,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 44 Days on market

Built 2003 3,600 sqft lot $700/mo HOA · 50% 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom manufactured home with 2 full baths. Home has been recently updated, all new flooring and interior paint, appliances included with sale of home. Move in at closing. Great location, this is a manufactured home on a rented lot in Raisin Ridge mobile home park right off of M-50, South Custer near Monroe County Community College and the Monroe County Fair Grounds. Raisin Ridge mobile home park has a community room, in-ground swimming pool, park and playground. Call today to schedule an appointment to see this home.

Key facts

• Recently updated
• New flooring
• Interior paint

Tags

• RECENTLY UPDATED
• NEW FLOORING
• INTERIOR PAINT
• APPLIANCES INCLUDED
• IN-GROUND SWIMMING POOL

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 90
• HOA & community: Homeowners association present; Community pool; Association fee approximately $700 monthly

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Vinyl siding; Block and pillar/post/pier foundation; Built area above grade approximately 1,200 square feet
• Exterior features: Asphalt roof; Community in-ground pool; Paved road access; Pets allowed with breed restrictions; cats and dogs permitted; Ground-level entry with steps

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Washer and dryer included; Free-standing gas range; Free-standing refrigerator; Seven total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• 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 $310 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago 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 50% of rent.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.13% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-493
• Equity at exit: $6,695

10-year hold

• IRR: 9.5%
• Equity multiple: 1.76×
• Total profit: $9,558
• Equity at exit: $3,882

Cash invested: $12,572 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$700
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $99

Break-even live

Break-even rent $1,279

Max offer price $44,900

Occupancy floor 88%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $700 · $8,400/yr
• Likely covers: landscapingpool

Listing history 20 events

1. 2026-06-18
   days on market $44,900 Active 44 DOM
2. 2026-06-17
   days on market $44,900 Active 43 DOM
3. 2026-06-16
   days on market $44,900 Active 42 DOM
4. 2026-06-15
   days on market $44,900 Active 41 DOM
5. 2026-06-14
   days on market $44,900 Active 39 DOM
6. 2026-06-12
   days on market $44,900 Active 38 DOM
7. 2026-06-09
   days on market $44,900 Active 35 DOM
8. 2026-06-08
   days on market $44,900 Active 34 DOM
9. 2026-06-07
   days on market $44,900 Active 33 DOM
10. 2026-06-05
    days on market $44,900 Active 30 DOM
11. 2026-06-02
    days on market $44,900 Active 28 DOM
12. 2026-06-01
    days on market $44,900 Active 27 DOM
13. 2026-05-31
    days on market $44,900 Active 26 DOM
14. 2026-05-30
    days on market $44,900 Active 25 DOM
15. 2026-05-05
    listed $44,900 Active 536-char remark

    Show marketing remark (536 chars)

    Beautiful 3 bedroom manufactured home with 2 full baths. Home has been recently updated, all new flooring and interior paint, appliances included with sale of home. Move in at closing. Great location, this is a manufactured home on a rented lot in Raisin Ridge mobile home park right off of M-50, South Custer near Monroe County Community College and the Monroe County Fair Grounds. Raisin Ridge mobile home park has a community room, in-ground swimming pool, park and playground. Call today to schedule an appointment to see this home.

16. 2026-05-05
    listed $44,900 Active 536-char remark

    Show marketing remark (536 chars)

    Beautiful 3 bedroom manufactured home with 2 full baths. Home has been recently updated, all new flooring and interior paint, appliances included with sale of home. Move in at closing. Great location, this is a manufactured home on a rented lot in Raisin Ridge mobile home park right off of M-50, South Custer near Monroe County Community College and the Monroe County Fair Grounds. Raisin Ridge mobile home park has a community room, in-ground swimming pool, park and playground. Call today to schedule an appointment to see this home.

17. 2014-10-05
    historical
18. 2014-10-05
    historical
19. 2014-06-05
    listed $32,500
20. 2014-06-05
    listed $32,500

ⓘ 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: $16,856
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − HOA: −$8,400
• − Depreciation: −$1,306
• Taxable income: $1,040
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $943/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.

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

+38.2% since first listed

6 events — show timeline

• 2026-05-05 Listed $44,900 MiRealSource-MiMLS
• 2026-05-05 Listed $44,900 REALCOMP
• 2014-10-05 Listing Removed — REALCOMP
• 2014-10-05 Listing Removed — MiRealSource-MiMLS
• 2014-06-05 Listed $32,500 REALCOMP
• 2014-06-05 Listed $32,500 MiRealSource-MiMLS