313 Huntington #11 · Frenchtown, MI 48166

$21,000

2 bd · 1.5 ba · 952 sqft · SingleFamily · 1 Days on market

Built 1977 952 sqft lot $576/mo HOA · 50% of rent

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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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• 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

Welcome to this 2-bedroom, 1.5-bath home. Featuring a spacious open floor plan, the home offers a large kitchen with abundant cabinet and counter space, breakfast bar seating. The full bathroom has been updated, while major improvements include a furnace replaced in 2020 and a roof that is approximately 10 years old. Situated on a spacious corner lot, which includes a storage shed and ample outdoor space to enjoy. Community amenities, including a pool, and basketball courts, community center w/ fully equipped kitchen, playground. Conveniently located near expressways, shopping, and restaurants, this affordable, comfortable, and move-in ready home is located in Kimberly Estates Manufactured Home Community on a leased lot

Key facts

• Open floor plan
• Furnace replaced
• Large kitchen

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• ABUNDANT CABINET SPACE
• BREAKFAST BAR SEATING
• UPDATED BATHROOM
• FURNACE REPLACED

Property features AI

Finance

• Other: Pets allowed with breed restrictions (call for details)
• HOA & community: Homeowners association with monthly fee ($576); Community pool

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Single‑family residence; One level; Ground-level entry with steps
• Construction: Aluminum and vinyl siding; Asphalt roof; Pillar/post/pier foundation; Built area above grade: 952
• Exterior features: Patio; Corner lot; Paved road frontage; Shed(s); Community pool

Interior

• Kitchen: Gas range and oven; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms included within room count)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Free‑standing gas oven and range; Free‑standing refrigerator; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Airport Community Schools (rural): math 38% / reading 46% proficiency, ranked #170 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $145 of loan paydown is wiped out by about $630 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 $6k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 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 50% of rent.

Recommended offer $21,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 5.50% ✓
• Cap rate: 17.19%
• Cash-on-cash: 38.93%
• DSCR: 2.73
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $180,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7837 S Stony Creek Rd	0.71mi	3/1.0 (+1)	1,054 (+11%)	14mo	$200,000	$190	31

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: 36.1%
• Equity multiple: 2.55×
• Total profit: $9,118
• Equity at exit: $3,131

10-year hold

• IRR: 43.2%
• Equity multiple: 5.27×
• Total profit: $25,093
• Equity at exit: $1,816

Cash invested: $5,880 (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 48166

• Active inventory: 80
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$110
• Tax est. 1.5%: −$26 /mo · $315/yr
• Insurance: −$9
• HOA: −$576
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $191

Break-even live

Break-even rent $913

Max offer price $21,000

Occupancy floor 78%

Sensitivity live

Price	-10% $205	-5% $198	+0% $191	+5% $183	+10% $176
Rent	-10% $100	-5% $145	+0% $191	+5% $236	+10% $282
Rate	-1.0pp $201	-0.5pp $196	base $191	+0.5pp $185	+1.0pp $180

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7769 Kimberly Dr Newport, MI	3.0–4.0	2.0	1368	$1,149	$0.84	3d	1	0.05mi
8380 N Telegraph Rd Newport, MI	1.0–2.0	1.0	825	$1,100	$1.33	11d	1	0.77mi
Paree St Frenchtown Charter Twp, MI	3.0	2.0	1184	$1,299	$1.10	5d	1	1.19mi

HOA detail

• Monthly dues: $576 · $6,912/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark

   Show marketing remark (729 chars)

   Welcome to this 2-bedroom, 1.5-bath home. Featuring a spacious open floor plan, the home offers a large kitchen with abundant cabinet and counter space, breakfast bar seating. The full bathroom has been updated, while major improvements include a furnace replaced in 2020 and a roof that is approximately 10 years old. Situated on a spacious corner lot, which includes a storage shed and ample outdoor space to enjoy. Community amenities, including a pool, and basketball courts, community center w/ fully equipped kitchen, playground. Conveniently located near expressways, shopping, and restaurants, this affordable, comfortable, and move-in ready home is located in Kimberly Estates Manufactured Home Community on a leased lot

2. 2026-06-17
   listed $21,000 Active 1 DOM

   Show marketing remark (729 chars)

   Welcome to this 2-bedroom, 1.5-bath home. Featuring a spacious open floor plan, the home offers a large kitchen with abundant cabinet and counter space, breakfast bar seating. The full bathroom has been updated, while major improvements include a furnace replaced in 2020 and a roof that is approximately 10 years old. Situated on a spacious corner lot, which includes a storage shed and ample outdoor space to enjoy. Community amenities, including a pool, and basketball courts, community center w/ fully equipped kitchen, playground. Conveniently located near expressways, shopping, and restaurants, this affordable, comfortable, and move-in ready home is located in Kimberly Estates Manufactured Home Community on a leased lot

ⓘ 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: $13,851
• − Mortgage interest: −$1,176
• − Property taxes: −$315
• − Insurance: −$105
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − HOA: −$6,912
• − Depreciation: −$611
• Taxable income: $2,516
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $1,685/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: Airport Community Schools
• NCES district ID: 2601980
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $55,881
• Composite: 36.69/100
• National rank: #4601
• State rank: #170 of 540 in MI

Livability — Frenchtown

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

Census & demographics

• Population (ZIP): 13,746

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 (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 9% Romanian 9% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -140.69%
• Current HPI: 178.1688
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $21,000 REALCOMP
• 2026-06-17 Listed $21,000 MiRealSource-MiMLS