605 San Juan

Bellevue, MI 49021

$39,000F

3 bd · 2.0 ba · 1,216 sqft · Built 2025 · Manufactured · Active · 213 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $928/mo
• Mortgage (P&I): −$205
• Tax + insurance: −$65
• HOA: −$550
• Vac / Maint / Mgmt: −$195
• Net cashflow: $-86/mo
• Annual: $-1,033/yr
• Cap rate: 3.65%
• Cash-on-cash: -9.46%
• DSCR: 0.58
• 1% rule: 2.38%
• Cash to close: $10,920

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $39k. Condition is rated good.
• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $27k (31.9% below list).
• Meets the 1% rule at list price ($928 rent vs $39k).
• It's been on market 213 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $27k (31.9% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Location reads 69/100 on livability (#355 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Bellevue Community Schools (rural): math 14% / reading 30% proficiency, ranked #445 of 540 in MI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bellevue Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 317 students, 67% FRL); Bellevue Jrsr High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 273 students, 57% FRL).
• Watch-outs: HOA is 59% of rent.
• Market conditions: 56 active listings in the ZIP; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 213 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.