1570 Christine Ter Ter · Madison Heights, MI 48071

$34,900

2 bd · 2.0 ba · 850 sqft · SingleFamily · 77 Days on market

Built 2013 Good condition 436 sqft lot $41/sqft · 80% below area $725/mo HOA · 53% of rent

---

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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 2013 mobile home in the popular Madison Oaks Mobile Home Park. This home features 2 bedrooms, 2 bathrooms, and a bright open-concept kitchen and dining area. Everything inside is in excellent condition. Enjoy community amenities including a pool and clubhouse, all in a friendly, well-kept neighborhood. Just minutes from shopping, dining, and daily conveniences. Perfect for comfortable, low-maintenance living. Don’t miss this great opportunity!

Key facts

• Community pool
• Built 2013
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.6% in Madison Heights — 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 81/100 on livability (#62 in MI, #1,347 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D.
• Madison District Public Schools (suburban): math 9% / reading 21% proficiency, ranked #502 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 135 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $241 of loan paydown is wiped out by about $1k 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 + 2.8% rent growth), your $10k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 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 53% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.94% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 2.1

CMA / ARV

• ARV (median comp): $177,546
• List price: $34,900
• Delta: -80.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 E Rowland Ave	0.58mi	2/1.0	816 (-4%)	5mo	$149,999	$184	58
26630 Rialto St	0.43mi	2/1.0	911 (+7%)	9mo	$190,000	$209	56
623 E Brockton Ave	0.66mi	2/1.0	840 (-1%)	11mo	$106,000	$126	54
25520 Miracle Dr	0.44mi	2/1.0	962 (+13%)	1mo	$150,000	$156	53
647 E Brockton Ave	0.64mi	2/1.0	777 (-9%)	1mo	$180,000	$232	51
26435 Tawas St	0.49mi	3/1.0 (+1)	918 (+8%)	5mo	$168,000	$183	50
26465 Couzens Ave	0.34mi	3/1.0 (+1)	962 (+13%)	7mo	$192,000	$200	48
1104 E Barrett Ave	0.59mi	2/1.0	962 (+13%)	2mo	$199,000	$207	44
585 E Harwood Ave	0.62mi	2/1.0	736 (-13%)	1mo	$112,000	$152	44
1262 E Rowland Ave	0.59mi	2/1.0	768 (-10%)	11mo	$118,000	$154	43
973 E Guthrie Ave	0.68mi	2/1.0	931 (+10%)	7mo	$70,000	$75	43
26644 Lorenz St	0.55mi	3/1.0 (+1)	972 (+14%)	4mo	$151,350	$156	38

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $2,138
• Equity at exit: $5,204

10-year hold

• IRR: 15.4%
• Equity multiple: 2.27×
• Total profit: $12,456
• Equity at exit: $3,018

Cash invested: $9,772 (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 48071

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$725
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $119

Break-even live

Break-even rent $1,223

Max offer price $34,900

Occupancy floor 86%

Sensitivity live

Price	-10% $143	-5% $131	+0% $119	+5% $107	+10% $95
Rent	-10% $11	-5% $65	+0% $119	+5% $173	+10% $228
Rate	-1.0pp $137	-0.5pp $128	base $119	+0.5pp $110	+1.0pp $101

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,618	$1.79	0d	1	0.52mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	24d	1	0.68mi
27489 Parkview Blvd Warren, MI	1.0–2.0	1.0–1.5	850	$1,465	$1.72	0d	11	0.70mi
27392 Osmun St Madison Heights, MI	2.0	1.0	696	$1,250	$1.80	25d	1	0.78mi
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	5d	1	1.03mi
1771 E Woodward Heights Blvd #8 Hazel Park, MI	1.0	1.0	800	$990	$1.24	3d	1	1.23mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	2d	4	1.26mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	25d	3	1.26mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	25d	1	1.27mi
1770 E Woodward Heights Blvd Unit C1 Hazel Park, MI	1.0	1.0	550	$1,350	$2.45	25d	1	1.27mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	1.27mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	13d	1	1.27mi
1770 E Woodward Heights Blvd Unit C6 Hazel Park, MI	1.0	1.0	550	$1,100	$2.00	25d	1	1.27mi
4385 Frazho Rd Warren, MI	1.0–2.0	1.0	825	$1,305	$1.58	3d	6	1.36mi
28645 John R Rd Madison Heights, MI	1.0	1.0	595	$995	$1.67	20d	1	1.39mi
28645 John R Rd Unit 28657 Madison Heights, MI	1.0	1.0	595	$995	$1.67	5d	1	1.39mi
28645 John R Rd Unit 28647 LL * Madison Heights, MI	1.0	1.0	595	$1,195	$2.01	5d	1	1.39mi
28645 John R Rd Unit 28637 Madison Heights, MI	1.0	1.0	595	$995	$1.67	25d	1	1.39mi
28645 John R Rd Unit 28639 Madison Heights, MI	1.0	1.0	595	$995	$1.67	44d	1	1.39mi
28645 John R Rd Unit 28645 Madison Heights, MI	1.0	1.0	595	$650	$1.09	17d	1	1.39mi
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	44d	1	1.39mi
29392 Dequindre Rd Unit 104 Warren, MI	1.0	1.0	700	$945	$1.35	12d	1	1.40mi
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	12d	1	1.42mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	13d	1	1.45mi
1554 Cynthia Ave Madison Heights, MI	3.0	1.5	1021	$1,950	$1.91	4d	1	1.45mi
29356 Dequindre Rd Warren, MI	1.0	1.0	700	$1,095	$1.56	44d	1	1.46mi
29408 Dequindre Rd Unit 203 Warren, MI	2.0	1.0	900	$1,145	$1.27	5d	1	1.49mi
29336 Dequindre Rd Unit 103 Warren, MI	2.0	1.0	900	$1,245	$1.38	5d	1	1.50mi
29412 Dequindre Rd Unit 202 Warren, MI	1.0	1.0	700	$1,045	$1.49	5d	1	1.50mi

HOA detail

• Monthly dues: $725 · $8,700/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $34,900 Active 77 DOM
2. 2026-06-17
   days on market $34,900 Active 76 DOM
3. 2026-06-16
   days on market $34,900 Active 75 DOM
4. 2026-06-15
   days on market $34,900 Active 74 DOM
5. 2026-06-13
   days on market $34,900 Active 72 DOM
6. 2026-06-13
   days on market $34,900 Active 71 DOM
7. 2026-06-09
   days on market $34,900 Active 68 DOM
8. 2026-06-08
   days on market $34,900 Active 67 DOM
9. 2026-06-07
   days on market $34,900 Active 66 DOM
10. 2026-06-04
    days on market $34,900 Active 63 DOM
11. 2026-06-03
    days on market $34,900 Active 62 DOM
12. 2026-06-02
    days on market $34,900 Active 61 DOM
13. 2026-06-01
    days on market $34,900 Active 60 DOM
14. 2026-05-31
    days on market $34,900 Active 59 DOM
15. 2026-04-02
    listed $34,900 Active 467-char remark

    Show marketing remark (461 chars)

    Move-in ready 2013 mobile home in the popular Madison Oaks Mobile Home Park. This home features 2 bedrooms, 2 bathrooms, and a bright open-concept kitchen and dining area. Everything inside is in excellent condition. Enjoy community amenities including a pool and clubhouse, all in a friendly, well-kept neighborhood. Just minutes from shopping, dining, and daily conveniences. Perfect for comfortable, low-maintenance living. Don't miss this great opportunity!

16. 2026-04-02
    listed $34,900 Active 461-char remark

    Show marketing remark (461 chars)

    Move-in ready 2013 mobile home in the popular Madison Oaks Mobile Home Park. This home features 2 bedrooms, 2 bathrooms, and a bright open-concept kitchen and dining area. Everything inside is in excellent condition. Enjoy community amenities including a pool and clubhouse, all in a friendly, well-kept neighborhood. Just minutes from shopping, dining, and daily conveniences. Perfect for comfortable, low-maintenance living. Don't miss this great opportunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,486
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − HOA: −$8,700
• − Depreciation: −$1,015
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $1,075/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 80/100 Cosmetic rehab

This move-in ready 2013 mobile home in Madison Oaks Mobile Home Park is in good condition with minor repairs needed. It offers a bright open-concept layout and community amenities, making it a great investment opportunity.

Repairs flagged

• Minor Siding — Weathered and needs touch-up
• Minor Ceiling tiles — Worn and need replacement
• Minor Carpet — Worn and needs replacement

Value-add opportunities

• Both Paint and update ceiling tiles — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and reduces maintenance
• Both Replace dated appliances — Modernizes the kitchen and increases appeal
• Both Landscaping — Enhances curb appeal and creates a welcoming environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and needs touch-up	Minor	$500–3,000
Ceiling tiles · Worn and need replacement	Minor	$500–3,000
Carpet · Worn and needs replacement	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint and update ceiling tiles — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑
• Both Replace dated appliances — Modernizes the kitchen and increases appeal ↑
• Both Landscaping — Enhances curb appeal and creates a welcoming environment ↑

ⓘ 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: Madison District Public Schools
• NCES district ID: 2622290
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $41,297
• Composite: 12.89/100
• National rank: #9586
• State rank: #502 of 540 in MI

Livability — Madison Heights

• Score: 81/100
• State rank: #62
• US rank: #1347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison Heights, MI
• County: Oakland County · 1,009,092 people
• City population: 28,419
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 28,419
• Household income: $69,503
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 786.0

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 (79%)
• Race & ethnicity: White 79% Black 7% Asian 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 3% Other Indo-European 3% Arabic 2%

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: ▼ -275.69%
• Current HPI: 243.4861
• Rent YoY: ▲ 2.81%
• 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

• 2026-04-02 Listed $34,900 MiRealSource-MiMLS
• 2026-04-02 Listed $34,900 REALCOMP