1 Yukon River Ct · Madison, MI 49221

$49,500

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 111 Days on market

Built 2007 Good condition 1,456 sqft lot Est $42k · 17% over ↓ 3% since listing

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great quality home for sale in Hidden River South. This home built in 2007 features a drywalled interior, a nice corner lot, 3 bedrooms, 2 full baths, large kitchen, updated flooring and all appliances are included. Lot rent is $750/mo

Key facts

• Large kitchen
• Updated flooring
• Corner lot

Tags

• CORNER LOT
• LARGE KITCHEN
• UPDATED FLOORING
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• Other: Located off of M-52
• HOA & community: Has association with clubhouse

Exterior

• Utilities: Public water
• Home design: Ranch-style residence; Residential property
• Construction: Built in 2007; Vinyl siding
• Exterior features: Corner lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (12 x 13); Bedroom 2 (12 x 9); Bedroom 3 (12 x 9)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling (has cooling)
• Interior features: Total of 6 rooms; Basement (other type)
• Laundry & utility: Washer; Dryer; Dedicated laundry room (12 x 7)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Madison School District (Lenawee) (town): math 34% / reading 51% proficiency, ranked #195 of 540 in MI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lenawee County population projected at -18% 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $45,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.55% ✓
• Cap rate: 41.09%
• Cash-on-cash: 124.28%
• DSCR: 6.53
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $42,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Grand River Dr	0.16mi	3/2.0	1,400 (-4%)	9mo	$39,995	$29	78

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: —
• Equity multiple: 7.02×
• Total profit: $83,435
• Equity at exit: $7,381

10-year hold

• IRR: —
• Equity multiple: 14.75×
• Total profit: $190,513
• Equity at exit: $4,280

Cash invested: $13,860 (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 49221

• Active inventory: 212
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,435

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 31%

Sensitivity live

Price	-10% $1,470	-5% $1,453	+0% $1,435	+5% $1,418	+10% $1,401
Rent	-10% $1,258	-5% $1,347	+0% $1,435	+5% $1,524	+10% $1,613
Rate	-1.0pp $1,460	-0.5pp $1,448	base $1,435	+0.5pp $1,423	+1.0pp $1,410

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1962 W Cadmus Rd Adrian, MI	3.0	2.0	1170	$2,250	$1.92	22d	1	1.03mi

Listing history 22 events

1. 2026-06-21
   days on market $49,500 Active 111 DOM
2. 2026-06-18
   days on market $49,500 Active 109 DOM
3. 2026-06-17
   days on market $49,500 Active 108 DOM
4. 2026-06-16
   days on market $49,500 Active 107 DOM
5. 2026-06-15
   days on market $49,500 Active 106 DOM
6. 2026-06-13
   days on market $49,500 Active 104 DOM
7. 2026-06-12
   statusdays on market $49,500 Active 103 DOM
8. 2026-06-09
   statusdays on market $49,500 Pending 101 DOM
9. 2026-06-08
   days on market $49,500 Active 100 DOM
10. 2026-06-07
    days on market $49,500 Active 99 DOM
11. 2026-06-05
    days on market $49,500 Active 97 DOM
12. 2026-06-04
    days on market $49,500 Active 95 DOM
13. 2026-06-02
    days on market $49,500 Active 94 DOM
14. 2026-06-01
    days on market $49,500 Active 93 DOM
15. 2026-05-31
    days on market $49,500 Active 92 DOM
16. 2026-05-31
    days on market $49,500 Active 91 DOM
17. 2026-04-08
    price $58,000 235-char remark

    Show marketing remark (235 chars)

    Great quality home for sale in Hidden River South. This home built in 2007 features a drywalled interior, a nice corner lot, 3 bedrooms, 2 full baths, large kitchen, updated flooring and all appliances are included. Lot rent is $750/mo

18. 2026-04-07
    price $58,000 235-char remark

    Show marketing remark (235 chars)

    Great quality home for sale in Hidden River South. This home built in 2007 features a drywalled interior, a nice corner lot, 3 bedrooms, 2 full baths, large kitchen, updated flooring and all appliances are included. Lot rent is $750/mo

19. 2026-04-07
    price $58,000

    Show marketing remark (235 chars)

    Great quality home for sale in Hidden River South. This home built in 2007 features a drywalled interior, a nice corner lot, 3 bedrooms, 2 full baths, large kitchen, updated flooring and all appliances are included. Lot rent is $750/mo

20. 2026-02-28
    listed $60,000 Active 235-char remark

    Show marketing remark (235 chars)

    Great quality home for sale in Hidden River South. This home built in 2007 features a drywalled interior, a nice corner lot, 3 bedrooms, 2 full baths, large kitchen, updated flooring and all appliances are included. Lot rent is $750/mo

21. 2026-02-28
    listed $60,000 Active 235-char remark

    Show marketing remark (235 chars)

    Great quality home for sale in Hidden River South. This home built in 2007 features a drywalled interior, a nice corner lot, 3 bedrooms, 2 full baths, large kitchen, updated flooring and all appliances are included. Lot rent is $750/mo

22. 2026-02-28
    listed $60,000 Active

    Show marketing remark (235 chars)

    Great quality home for sale in Hidden River South. This home built in 2007 features a drywalled interior, a nice corner lot, 3 bedrooms, 2 full baths, large kitchen, updated flooring and all appliances are included. Lot rent is $750/mo

ⓘ 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: $27,000
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$1,440
• Taxable income: $17,477
• Est. tax owed @ 24.0%: −$4,195
• After-tax cash flow: $13,030/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2007 manufactured home is in good condition with updated interiors and a well-maintained exterior. A fresh coat of paint and some landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental 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: Madison School District (Lenawee)
• NCES district ID: 2622320
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $37,961
• Composite: 35.35/100
• National rank: #4959
• State rank: #195 of 540 in MI

Livability — Madison

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

Census & demographics

• Population (ZIP): 41,041

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Arabic 1%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.64%
• Current HPI: 237.3796
• 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

-3.3% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $58,000 MiRealSource-MiMLS
• 2026-04-07 Price Changed $58,000 REALCOMP
• 2026-04-07 Price Changed $58,000 SW Michigan MLS
• 2026-02-28 Listed $60,000 SW Michigan MLS
• 2026-02-28 Listed $60,000 REALCOMP
• 2026-02-28 Listed $60,000 MiRealSource-MiMLS