3 Bed 2 Bath Single Section Plan · Argentine, MI 48451

$65,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 19 Days on market

Good condition

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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
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Pine Ridge, where your dream lifestyle becomes reality! Pine Ridge is surrounded by popular restaurants, stores, and entertainment venues. Your children will thrive in the esteemed Linden Community Schools. Discover nature's beauty at local parks like Eagles Wooden Park and Silver Lake Park, and enjoy waterfront tranquility just minutes away at Lobdell Lake and Clover Beach. Elevate your lifestyle with our top-notch amenities, including a barbecue area, basketball court, a clubhouse for events and meetings, a pet-friendly atmosphere, and a playground for family fun. Pine Ridge is committed to your well-being. Enjoy on-site management, maintenance services, an easy home-buying pro

Key facts

• Barbecue area
• Clubhouse
• Basketball court

Tags

• BARBECUE AREA
• BASKETBALL COURT
• CLUBHOUSE
• PET-FRIENDLY ATMOSPHERE
• PLAYGROUND
• ON-SITE MANAGEMENT

Property features AI

Finance

• Financial info: List price: $65,900

Exterior

• Home design: Single-section manufactured home; Plan name: 3 Bed 2 Bath Single Section; Active inventory plan
• Exterior features: Living area of 1,152 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Single-section floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 1.9% in Argentine — 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 65/100 on livability (#453 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Linden Community Schools (suburban): math 38% / reading 54% proficiency, ranked #119 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 223 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,911 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.31% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.53%
• DSCR: 3.16
• GRM: 3.6

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: 46.1%
• Equity multiple: 3.00×
• Total profit: $36,873
• Equity at exit: $9,826

10-year hold

• IRR: 51.9%
• Equity multiple: 6.06×
• Total profit: $93,402
• Equity at exit: $5,698

Cash invested: $18,452 (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 48451

• Active inventory: 223
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $746

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 46%

Sensitivity live

Price	-10% $792	-5% $769	+0% $746	+5% $723	+10% $701
Rent	-10% $626	-5% $686	+0% $746	+5% $806	+10% $866
Rate	-1.0pp $779	-0.5pp $763	base $746	+0.5pp $729	+1.0pp $712

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15562 Pine Ridge Dr Unit 49 Linden, MI	3.0	2.0	1456	$1,549	$1.06	0d	1	0.05mi
15588 Pine Ridge Dr Unit 92 Linden, MI	3.0	2.0	1152	$1,499	$1.30	0d	1	0.05mi

Listing history 14 events

1. 2026-06-21
   days on market $65,900 Active 19 DOM
2. 2026-06-18
   days on market $65,900 Active 16 DOM
3. 2026-06-17
   days on market $65,900 Active 15 DOM
4. 2026-06-16
   days on market $65,900 Active 14 DOM
5. 2026-06-15
   days on market $65,900 Active 13 DOM
6. 2026-06-14
   days on market $65,900 Active 11 DOM
7. 2026-06-13
   days on market $65,900 Active 10 DOM
8. 2026-06-10
   days on market $65,900 Active 8 DOM
9. 2026-06-09
   days on market $65,900 Active 7 DOM
10. 2026-06-08
    days on market $65,900 Active 6 DOM
11. 2026-06-07
    days on market $65,900 Active 5 DOM
12. 2026-06-05
    days on market $65,900 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $65,900 Active 1 DOM

ⓘ 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: $18,253
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$1,917
• Taxable income: $8,406
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $6,937/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 · 2 photos

Good 80/100 Cosmetic rehab

This manufactured home in Pine Ridge is in good condition with minimal repairs needed. It offers a good starting point for potential buyers or renters looking for a move-in-ready property.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping and curb appeal improvements — Improves curb appeal and value
• Both Interior painting — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and value ↑
• Both Interior painting — Enhances interior appearance 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: Linden Community Schools
• NCES district ID: 2621690
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $69,129
• Composite: 41.24/100
• National rank: #3532
• State rank: #119 of 540 in MI

Livability — Argentine

• Score: 65/100
• State rank: #453
• US rank: #12693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,993

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.03%
• Current HPI: 260.4332
• 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