1283 Snapdragon Ct #74 · Albion, MI 49224

$93,999

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 384 Days on market

Built 2025 Good condition ↓ 2% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

Key facts

• Plenty of storage
• Large island
• Large walking closet

Tags

• ZERO ENERGY READY HOME
• ENERGY STAR APPLIANCES
• LARGE ISLAND
• DEDICATED LAUNDRY ROOM
• PLENTY OF STORAGE
• LARGE WALKING CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 8.6% in Albion — 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 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, crime F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Middle School (math 22% / reading 40%, grade F, #329 of 493 statewide, top 67%, 547 students, 50% FRL).
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% 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 $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $82,719 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.47% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.05%
• DSCR: 1.89
• GRM: 5.7

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $12,800
• Equity at exit: $14,016

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $47,300
• Equity at exit: $8,127

Cash invested: $26,320 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$117 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $440

Break-even live

Break-even rent $822

Max offer price $93,999

Occupancy floor 63%

Sensitivity live

Price	-10% $505	-5% $472	+0% $440	+5% $407	+10% $375
Rent	-10% $331	-5% $385	+0% $440	+5% $494	+10% $549
Rate	-1.0pp $487	-0.5pp $464	base $440	+0.5pp $415	+1.0pp $391

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Westover Blvd Albion, MI	3.0–4.0	2.0	1456	$1,379	$0.95	45d	4	0.14mi

Listing history 24 events

1. 2026-06-19
   days on market $93,999 Active 384 DOM
2. 2026-06-18
   days on market $93,999 Active 383 DOM
3. 2026-06-17
   days on market $93,999 Active 382 DOM
4. 2026-06-16
   days on market $93,999 Active 381 DOM
5. 2026-06-15
   days on market $93,999 Active 380 DOM
6. 2026-06-14
   days on market $93,999 Active 378 DOM
7. 2026-06-13
   days on market $93,999 Active 377 DOM
8. 2026-06-10
   days on market $93,999 Active 375 DOM
9. 2026-06-09
   days on market $93,999 Active 374 DOM
10. 2026-06-08
    days on market $93,999 Active 373 DOM
11. 2026-06-07
    days on market $93,999 Active 372 DOM
12. 2026-06-05
    days on market $93,999 Active 369 DOM
13. 2026-06-03
    days on market $93,999 Active 368 DOM
14. 2026-06-02
    days on market $93,999 Active 367 DOM
15. 2026-06-01
    days on market $93,999 Active 366 DOM
16. 2026-05-31
    days on market $93,999 Active 365 DOM
17. 2026-05-30
    days on market $93,999 Active 364 DOM
18. 2026-01-06
    price $93,999 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

19. 2025-08-27
    status Active 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

20. 2025-06-04
    historical 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

21. 2025-05-03
    status Active 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

22. 2025-05-03
    price $96,899 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

23. 2025-02-27
    historical 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

24. 2025-01-04
    listed $95,500 Active 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to Clayton's New Adrenaline 202 Limited Availability - 4 Bedroom with Flex Room. This spacious Zero Energy Ready Home has Three bedrooms and an additional flex room. So, whether you need an office, a den, or a dedicated family room, this home has got you covered! The heart of this home is its stunning and spacious kitchen. Energy Star appliances, a large island, and a beautiful dining area. This home has a dedicated laundry room, complete with plenty of storage. The primary bedroom is incredibly spacious, it offers a large walking closet. The flex room. This versatile space can be completely customized to suit your needs. Whether you envision a home office, a cozy den, or even a playroom for the kids, this room offers unlimited possibilities. The Clayton Adrenaline 202 home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. ----- Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $93,399, 10.55 APR, $3,999 Down, 360 payments of $1,381, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

ⓘ 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: $16,548
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,735
• Taxable income: $4,020
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,313/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 manufactured home is in good condition with a good exterior and interior. It has a good roof and foundation. The home is move-in ready with minor maintenance items to address. The highest-ROI updates would be to paint the exterior trim, clean the gutters, and add smart home features.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value
• Resale Clean gutters — Keeps property in good condition and can increase property value
• Both Install smart home features — Improves energy efficiency and adds modern amenities
• Both Add outdoor lighting — Enhances curb appeal and safety
• Both Install a smart thermostat — Saves energy and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value ↑
• Resale Clean gutters — Keeps property in good condition and can increase property value ↑
• Both Install smart home features — Improves energy efficiency and adds modern amenities ↑
• Both Add outdoor lighting — Enhances curb appeal and safety ↑
• Both Install a smart thermostat — Saves energy and adds modern amenities ↑

ⓘ 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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

-1.6% since first listed

7 events — show timeline

• 2026-01-06 Price Changed $93,999 Zillow
• 2025-08-27 Relisted — Zillow
• 2025-06-04 Delisted — Zillow
• 2025-05-03 Price Changed $96,899 Zillow
• 2025-05-03 Relisted — Zillow
• 2025-02-27 Delisted — Zillow
• 2025-01-04 Listed $95,500 Zillow