327 Basket Br · Oxford, MI 48371

$50,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 4 Days on market

Built 2000 Good condition 4,356 sqft lot Est $52k · at est. $763/mo HOA · 57% of rent

---

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).

• 1% rule +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +8.2/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your private oasis. This lovingly maintained 2000 built Dutch manufactured home on leased land is ready for you to make it yours. Tucked away in the back of lovely Haven Cove you'll find serenity on your expansive back deck overlooking private woods. Imagine a peaceful morning coffee on Michigan's idyllic summer days with nothing to disturb you besides birds chirping. Rest easy knowing roof was replaced in the last five years, and a carport is included so you do not have to worry about scraping snow off your car when winter comes. Once inside you'll find a massive living room perfect for entertaining or spending time with family, as well as a kitchen with cupboards to spare, and separate dining room. Home has 3 generously sized bedrooms and 2 working full baths. * This is a manufactured home on leased land the HOA reflects lot rent to the community. * Additional fees to community are 3 dollar site tax and 26 trash fee monthly * Manufactured home financing is available don't hesitate to reach out for a lender who can do these loans. Buyer will need to be approved by community before closing on home. Buyer should confirm fees with community.

Key facts

• Massive living room
• Separate dining room
• Carport included

Tags

• EXPANSIVE BACK DECK
• OVERLOOKING PRIVATE WOODS
• MASSIVE LIVING ROOM
• KITCHEN WITH CUPBOARDS
• SEPARATE DINING ROOM
• CARPORT INCLUDED

Property features AI

Finance

• Other: Pets allowed with conditions (call for details)
• Financial info: Information not provided
• HOA & community: Homeowners association present; Monthly association fee of $763; HOA covers trash service

Exterior

• Parking: Driveway; Carport; No garage
• Security: Information not provided
• Utilities: Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Pillar/post/pier foundation; Built information not provided
• Exterior features: Paved road access; Shed(s) on the property; Lot irregularly shaped; Approximately 0.1 acre lot

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Crawl space basement; Total of 3 rooms
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-47 ($-565/yr) — negative.
• To cash-flow at today's rent, offer at most $43k (13.6% below list).
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $43k (13.6% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 1.4% in Oxford — 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 76/100 on livability (#136 in MI, #3,338 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Oxford Community Schools (suburban): math 42% / reading 58% proficiency, ranked #82 of 540 in MI (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Leonard Elementary School (math 37% / reading 57%, grade D-, #433 of 1,397 statewide, top 34%, 272 students, 30% FRL); Oxford Middle School (math 41% / reading 59%, grade C, #117 of 493 statewide, top 25%, 963 students, 26% FRL); Oxford High School (math 38% / reading 65%, grade D+, #140 of 713 statewide, top 20%, 1,690 students, 27% FRL).
• Market conditions: 136 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 14% of the median local income ($111k/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 $346 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.

Negotiation context

• Only 4 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.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.

Recommended offer $43,189 (13.6% 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. 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.69% ✓
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $52,080
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
359 Shummard St	0.07mi	3/2.0	1,680 (0%)	18mo	$49,900	$30	82
271 Laurel Leah	0.11mi	4/2.0 (+1)	1,512 (-10%)	7mo	$15,000	$10	68
451 Chinkapin Rill	0.38mi	4/2.0 (+1)	1,598 (-5%)	14mo	$99,900	$63	58
211 Lakeshore Cir	0.68mi	3/2.0	1,600 (-5%)	3mo	$28,000	$18	58
445 Chinkapin Rill	0.36mi	4/2.0 (+1)	1,904 (+13%)	7mo	$65,000	$34	50
279 Hunters Rill	0.29mi	3/2.0	1,890 (+12%)	22mo	$58,500	$31	48
2185 E Lakeville Rd	0.73mi	3/1.0	1,667 (-1%)	20mo	$780,000	$468	44
316 Hunters Rill	0.38mi	3/2.0	1,456 (-13%)	22mo	$61,000	$42	42
49 Hosner Dr	0.57mi	3/2.0	1,452 (-14%)	21mo	$45,000	$31	33

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: -21.7%
• Equity multiple: 0.24×
• Total profit: $-10,611
• Equity at exit: $7,455

10-year hold

• IRR: -12.9%
• Equity multiple: 0.21×
• Total profit: $-11,113
• Equity at exit: $4,323

Cash invested: $14,000 (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 48371

• Active inventory: 136
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$763
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-47

Break-even live

Break-even rent $1,403

Max offer price $43,189

Occupancy floor 98%

Sensitivity live

Price	-10% $-13	-5% $-30	+0% $-47	+5% $-64	+10% $-82
Rent	-10% $-153	-5% $-100	+0% $-47	+5% $6	+10% $59
Rate	-1.0pp $-22	-0.5pp $-34	base $-47	+0.5pp $-60	+1.0pp $-73

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Laurel Leah Oxford, MI	3.0	2.0	1056	$1,299	$1.23	12d	1	0.21mi
391 Shummard Br Oxford, MI	3.0	2.0	1120	$1,299	$1.16	12d	1	0.23mi
178 Laurel Leah Oxford, MI	3.0	2.0	1056	$1,299	$1.23	12d	1	0.34mi
296 Hunters Rill Unit 296 Oxford, MI	3.0	2.0	1120	$1,299	$1.16	3d	1	0.38mi
327 Parker Lake Dr Oxford, MI	3.0	2.0	1566	$1,399	$0.89	1d	1	0.39mi
87 W Manor St Oxford, MI	3.0	2.0	1280	$1,149	$0.90	12d	1	0.41mi
318 Hunters Rill Unit 318 Oxford, MI	3.0	2.0	1352	$1,399	$1.03	0d	1	0.46mi
154 Humphrey Dr Unit 154 Oxford, MI	3.0	2.0	1344	$1,399	$1.04	1d	1	0.50mi
98 E Manor St Oxford, MI	3.0	2.0	1120	$1,299	$1.16	26d	1	0.51mi
42 Hosner Dr Unit 42 Oxford, MI	3.0	2.0	1056	$1,199	$1.14	23d	1	0.53mi
126 Hosner Dr Unit 126 Oxford, MI	2.0	2.0	1120	$1,049	$0.94	23d	1	0.54mi
166 Parker Lake Dr Oxford, MI	2.0	2.0	1056	$1,049	$0.99	26d	1	0.55mi
96 Dunlap Cir Unit 96 Oxford, MI	3.0	2.0	1056	$1,299	$1.23	1d	1	0.57mi
118 Hosner Dr Unit 118 Oxford, MI	3.0	2.0	1352	$1,399	$1.03	1d	1	0.57mi
87 Dunlap Cir Unit 87 Oxford, MI	3.0	2.0	1344	$1,399	$1.04	19d	1	0.60mi
85 Dunlap Cir Unit 85 Oxford, MI	2.0	2.0	1056	$1,049	$0.99	26d	1	0.61mi
215 Lakeshore Cir Unit 215 Oxford, MI	2.0	2.0	1120	$1,049	$0.94	23d	1	0.68mi
189 Lakeshore Cir Unit 189 Oxford, MI	3.0	2.0	1056	$1,299	$1.23	6d	1	0.71mi

HOA detail

• Monthly dues: $763 · $9,156/yr
• Likely covers: trash

Listing history 3 events

1. 2026-06-21
   days on market $50,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark

   Show marketing remark (1169 chars)

   Welcome to your private oasis. This lovingly maintained 2000 built Dutch manufactured home on leased land is ready for you to make it yours. Tucked away in the back of lovely Haven Cove you'll find serenity on your expansive back deck overlooking private woods. Imagine a peaceful morning coffee on Michigan's idyllic summer days with nothing to disturb you besides birds chirping. Rest easy knowing roof was replaced in the last five years, and a carport is included so you do not have to worry about scraping snow off your car when winter comes. Once inside you'll find a massive living room perfect for entertaining or spending time with family, as well as a kitchen with cupboards to spare, and separate dining room. Home has 3 generously sized bedrooms and 2 working full baths. * This is a manufactured home on leased land the HOA reflects lot rent to the community. * Additional fees to community are 3 dollar site tax and 26 trash fee monthly * Manufactured home financing is available don't hesitate to reach out for a lender who can do these loans. Buyer will need to be approved by community before closing on home. Buyer should confirm fees with community.

3. 2026-06-17
   listed $50,000 Active 1 DOM

   Show marketing remark (1169 chars)

   Welcome to your private oasis. This lovingly maintained 2000 built Dutch manufactured home on leased land is ready for you to make it yours. Tucked away in the back of lovely Haven Cove you'll find serenity on your expansive back deck overlooking private woods. Imagine a peaceful morning coffee on Michigan's idyllic summer days with nothing to disturb you besides birds chirping. Rest easy knowing roof was replaced in the last five years, and a carport is included so you do not have to worry about scraping snow off your car when winter comes. Once inside you'll find a massive living room perfect for entertaining or spending time with family, as well as a kitchen with cupboards to spare, and separate dining room. Home has 3 generously sized bedrooms and 2 working full baths. * This is a manufactured home on leased land the HOA reflects lot rent to the community. * Additional fees to community are 3 dollar site tax and 26 trash fee monthly * Manufactured home financing is available don't hesitate to reach out for a lender who can do these loans. Buyer will need to be approved by community before closing on home. Buyer should confirm fees with 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: $16,124
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − HOA: −$9,156
• − Depreciation: −$1,455
• Taxable loss: −$868
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $-357/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 · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained Dutch manufactured home is ready for a new owner. The exterior is in good condition, and the property offers a peaceful oasis with a spacious deck and carport.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Deck maintenance — Maintains outdoor living space and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Deck maintenance — Maintains outdoor living space and 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: Oxford Community Schools
• NCES district ID: 2627240
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $77,057
• Composite: 45.31/100
• National rank: #2645
• State rank: #82 of 540 in MI

Livability — Oxford

• Score: 76/100
• State rank: #136
• US rank: #3338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 25,972
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,972
• Household income: $111,239
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 464.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Romanian 12% Slovak 5% Lithuanian 4%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -227.77%
• Current HPI: 199.921
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $50,000 REALCOMP
• 2026-06-17 Listed $50,000 MiRealSource-MiMLS