1800 W Main St #105 · Lowell, MI 49331

$125,000

3 bd · 2.0 ba · 1,706 sqft · Manufactured · 81 Days on market

Built 2018 Good condition $73/sqft · 50% above area Est $83k · 50% over $545/mo HOA · 25% of rent

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Why this score? — see what drove the C+ 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 +26.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 2018 Redman ranch-style home located in Key Vista Mobile Home Park and within the Lowell School District. This 3-bedroom, 2-bath home offers a functional, open layout with a spacious living room flowing into the kitchen and dining area. The kitchen features a gas range, dishwasher, laminate countertops, and an island with sink. Just off the entry is a convenient main-floor laundry room with washer and dryer included. The primary bedroom includes an attached bath with dual sinks, a stand-up shower, and a walk in closet. Two additional bedrooms offer standard closets and share a second full bathroom with tub insert. Enjoy outdoor living on the 1024 deck. Additional features include two AC window units and natural gas. Ideally located a short distance to schools, restaurants, and shops, and just minutes from a dog park and skate park. Lot rent includes trash and sewer. Park approval is required for all buyers.

Key facts

• Dishwasher
• Open layout
• Gas range

Tags

• REDMAN RANCH-STYLE HOME
• KEY VISTA MOBILE HOME PARK
• LOWELL SCHOOL DISTRICT
• OPEN LAYOUT
• GAS RANGE
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.0% in Lowell — 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 80/100 on livability (#76 in MI, #1,669 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lowell Area Schools (rural): math 51% / reading 64% proficiency, ranked #51 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Alto Elementary School (math 72% / reading 72%, grade A-, #51 of 1,397 statewide, top 5%, 407 students, 25% FRL); Lowell Middle School (math 47% / reading 62%, grade B-, #80 of 493 statewide, top 17%, 771 students, 30% FRL); Lowell Senior High School (math 44% / reading 64%, grade C-, #123 of 713 statewide, top 17%, 1,099 students, 29% FRL).
• Market conditions: 116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 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 25% of rent.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.78% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 4.7

CMA / ARV

• ARV (median comp): $83,400
• List price: $125,000
• Delta: 49.88%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,208
• Equity at exit: $18,638

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $31,869
• Equity at exit: $10,808

Cash invested: $35,000 (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 49331

• Home prices YoY: -31.2%
• Active inventory: 116
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,222 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$545
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $347

Break-even live

Break-even rent $1,783

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $433	-5% $390	+0% $347	+5% $304	+10% $261
Rent	-10% $171	-5% $259	+0% $347	+5% $435	+10% $522
Rate	-1.0pp $410	-0.5pp $379	base $347	+0.5pp $315	+1.0pp $282

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11731 Boulder Dr SE Lowell, MI	1.0–2.0	1.0–2.0	1081	$1,985	$1.84	4d	2	0.92mi
220 King St #9 Lowell, MI	2.0	2.0	1150	$2,500	$2.17	15d	1	1.14mi

HOA detail

• Monthly dues: $545 · $6,540/yr
• Likely covers: sewertrashgas

Listing history 12 events

1. 2026-03-18
   status Active 952-char remark

   Show marketing remark (952 chars)

   Welcome to this well-maintained 2018 Redman ranch-style home located in Key Vista Mobile Home Park and within the Lowell School District. This 3-bedroom, 2-bath home offers a functional, open layout with a spacious living room flowing into the kitchen and dining area. The kitchen features a gas range, dishwasher, laminate countertops, and an island with sink. Just off the entry is a convenient main-floor laundry room with washer and dryer included. The primary bedroom includes an attached bath with dual sinks, a stand-up shower, and a walk in closet. Two additional bedrooms offer standard closets and share a second full bathroom with tub insert. Enjoy outdoor living on the 1024 deck. Additional features include two AC window units and natural gas. Ideally located a short distance to schools, restaurants, and shops, and just minutes from a dog park and skate park. Lot rent includes trash and sewer. Park approval is required for all buyers.

2. 2026-03-17
   historical 952-char remark

   Show marketing remark (952 chars)

   Welcome to this well-maintained 2018 Redman ranch-style home located in Key Vista Mobile Home Park and within the Lowell School District. This 3-bedroom, 2-bath home offers a functional, open layout with a spacious living room flowing into the kitchen and dining area. The kitchen features a gas range, dishwasher, laminate countertops, and an island with sink. Just off the entry is a convenient main-floor laundry room with washer and dryer included. The primary bedroom includes an attached bath with dual sinks, a stand-up shower, and a walk in closet. Two additional bedrooms offer standard closets and share a second full bathroom with tub insert. Enjoy outdoor living on the 1024 deck. Additional features include two AC window units and natural gas. Ideally located a short distance to schools, restaurants, and shops, and just minutes from a dog park and skate park. Lot rent includes trash and sewer. Park approval is required for all buyers.

3. 2026-03-02
   listed $125,000 Active 952-char remark

   Show marketing remark (959 chars)

   Welcome to this well-maintained 2018 Redman ranch-style home located in Key Vista Mobile Home Park and within the Lowell School District. This 3-bedroom, 2-bath home offers a functional, open layout with a spacious living room flowing into the kitchen and dining area. The kitchen features a gas range, dishwasher, laminate countertops, and an island with sink. Just off the entry is a convenient main-floor laundry room with washer and dryer included. The primary bedroom includes an attached bath with dual sinks, a stand-up shower, and a walk in closet. Two additional bedrooms offer standard closets and share a second full bathroom with tub insert. Enjoy outdoor living on the 10×24 deck. Additional features include two AC window units and natural gas. Ideally located a short distance to schools, restaurants, and shops, and just minutes from a dog park and skate park. Lot rent includes trash and sewer. Park approval is required for all buyers.

4. 2026-03-02
   listed $125,000 Active 959-char remark

   Show marketing remark (959 chars)

   Welcome to this well-maintained 2018 Redman ranch-style home located in Key Vista Mobile Home Park and within the Lowell School District. This 3-bedroom, 2-bath home offers a functional, open layout with a spacious living room flowing into the kitchen and dining area. The kitchen features a gas range, dishwasher, laminate countertops, and an island with sink. Just off the entry is a convenient main-floor laundry room with washer and dryer included. The primary bedroom includes an attached bath with dual sinks, a stand-up shower, and a walk in closet. Two additional bedrooms offer standard closets and share a second full bathroom with tub insert. Enjoy outdoor living on the 10×24 deck. Additional features include two AC window units and natural gas. Ideally located a short distance to schools, restaurants, and shops, and just minutes from a dog park and skate park. Lot rent includes trash and sewer. Park approval is required for all buyers.

5. 2026-03-02
   listed $125,000 Active

   Show marketing remark (959 chars)

   Welcome to this well-maintained 2018 Redman ranch-style home located in Key Vista Mobile Home Park and within the Lowell School District. This 3-bedroom, 2-bath home offers a functional, open layout with a spacious living room flowing into the kitchen and dining area. The kitchen features a gas range, dishwasher, laminate countertops, and an island with sink. Just off the entry is a convenient main-floor laundry room with washer and dryer included. The primary bedroom includes an attached bath with dual sinks, a stand-up shower, and a walk in closet. Two additional bedrooms offer standard closets and share a second full bathroom with tub insert. Enjoy outdoor living on the 10×24 deck. Additional features include two AC window units and natural gas. Ideally located a short distance to schools, restaurants, and shops, and just minutes from a dog park and skate park. Lot rent includes trash and sewer. Park approval is required for all buyers.

6. 2026-01-28
   historical
7. 2026-01-28
   historical
8. 2026-01-12
   price $120,000
9. 2026-01-12
   price $120,000
10. 2026-01-12
    price $120,000
11. 2025-12-16
    listed $125,000 Active
12. 2025-12-16
    listed $125,000 Active

ⓘ 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: $26,670
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$6,540
• − Depreciation: −$3,636
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,509/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 75/100 Cosmetic rehab

This well-maintained 2018 Redman ranch-style home in Key Vista Mobile Home Park is in good condition and ready for a new owner. It features a spacious living room, a functional kitchen, and two full bathrooms. The home has a good exterior and interior condition, and the landscaping and curb appeal are good. The home is in a good location within the Lowell School District.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers.
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and make it more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and make it more attractive to potential buyers. ↑

ⓘ 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: Lowell Area Schools
• NCES district ID: 2622050
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $64,828
• Composite: 50.37/100
• National rank: #1873
• State rank: #51 of 540 in MI

Livability — Lowell

• Score: 80/100
• State rank: #76
• US rank: #1669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowell, MI
• Population (ZIP): 17,419

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 16% Romanian 8% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.98%
• Current HPI: 266.8058
• 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

12 events — show timeline

• 2026-03-18 Relisted — REALCOMP
• 2026-03-17 Listing Removed — REALCOMP
• 2026-03-02 Listed $125,000 MiRealSource-MiMLS
• 2026-03-02 Listed $125,000 SW Michigan MLS
• 2026-03-02 Listed $125,000 REALCOMP
• 2026-01-28 Listing Removed — REALCOMP
• 2026-01-28 Listing Removed — MiRealSource-MiMLS
• 2026-01-12 Price Changed $120,000 MiRealSource-MiMLS
• 2026-01-12 Price Changed $120,000 REALCOMP
• 2026-01-12 Price Changed $120,000 SW Michigan MLS
• 2025-12-16 Listed $125,000 REALCOMP
• 2025-12-16 Listed $125,000 MiRealSource-MiMLS