1332 Aspen St · Columbus, MI 48063

$69,900

3 bd · 2.0 ba · 1,700 sqft · Other · 225 Days on market

Built 1997 $41/sqft · 21% above area Est $58k · 21% over ↓ 18% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

Key facts

• Large refrigerator
• Private beach
• Spacious deck

Tags

• PRIVATE BEACH
• FIREPLACE
• SPACIOUS DECK
• HANDYMAN-READY SHED
• LARGE REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East China School District (suburban): math 32% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.72%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $58,000
• List price: $69,900
• Delta: 20.52%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.4%
• Equity multiple: 2.32×
• Total profit: $25,803
• Equity at exit: $10,422

10-year hold

• IRR: 38.5%
• Equity multiple: 4.59×
• Total profit: $70,335
• Equity at exit: $6,044

Cash invested: $19,572 (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 48063

• Active inventory: 43
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $583

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $631	-5% $607	+0% $583	+5% $558	+10% $534
Rent	-10% $476	-5% $529	+0% $583	+5% $636	+10% $689
Rate	-1.0pp $618	-0.5pp $600	base $583	+0.5pp $565	+1.0pp $546

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Redwood Ave Columbus, MI	2.0–3.0	1.0–2.0	920	$1,349	$1.47	0d	1	0.24mi

Listing history 34 events

1. 2026-06-21
   days on market $69,900 Active 225 DOM
2. 2026-06-18
   days on market $69,900 Active 223 DOM
3. 2026-06-17
   days on market $69,900 Active 222 DOM
4. 2026-06-16
   days on market $69,900 Active 221 DOM
5. 2026-06-15
   days on market $69,900 Active 220 DOM
6. 2026-06-13
   days on market $69,900 Active 218 DOM
7. 2026-06-12
   days on market $69,900 Active 217 DOM
8. 2026-06-09
   days on market $69,900 Active 214 DOM
9. 2026-06-08
   days on market $69,900 Active 213 DOM
10. 2026-06-07
    days on market $69,900 Active 212 DOM
11. 2026-06-07
    days on market $69,900 Active 211 DOM
12. 2026-06-04
    days on market $69,900 Active 208 DOM
13. 2026-06-02
    days on market $69,900 Active 207 DOM
14. 2026-06-01
    days on market $69,900 Active 206 DOM
15. 2026-05-31
    days on market $69,900 Active 205 DOM
16. 2026-05-31
    days on market $69,900 Active 204 DOM
17. 2026-05-03
    status Active 441-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

18. 2026-05-03
    status Active 453-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

19. 2026-05-01
    historical 441-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

20. 2026-05-01
    historical 453-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

21. 2026-03-31
    status Active 441-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

22. 2026-03-27
    historical 441-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

23. 2026-02-01
    status Active 441-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

24. 2026-02-01
    status Active 453-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

25. 2026-02-01
    historical 441-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

26. 2026-02-01
    historical 453-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

27. 2025-11-21
    price $69,900 453-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

28. 2025-11-21
    price $69,900 441-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

29. 2025-11-16
    price $74,900 453-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

30. 2025-11-16
    price $74,900 441-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

31. 2025-11-12
    price $79,900 453-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

32. 2025-11-11
    price $79,900 441-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

33. 2025-11-02
    listed $85,000 Active 441-char remark

    Show marketing remark (441 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living - this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays - ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

34. 2025-11-01
    listed $85,000 Active 453-char remark

    Show marketing remark (453 chars)

    Check out this stunning 3 bed, 2 bath 1997 manufactured home! Enjoy your own private beach, cozy up by the fireplace, and soak in the views from a spacious deck. Perfect for relaxing, entertaining, or everyday living — this home truly has it all! Plus, the property includes a handyman-ready shed complete with a large refrigerator that stays — ideal for extra storage or your next project space! MOTIVATED SELLER!! Home is virtually staged

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,188
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,033
• Taxable income: $6,251
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,492/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.

Schools (NCES district)

• District: East China School District
• NCES district ID: 2612420
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $56,455
• Composite: 34.23/100
• National rank: #5260
• State rank: #208 of 540 in MI

Livability — Columbus

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

Census & demographics

• Population (ZIP): 4,106

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 1%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Arabic 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.87%
• Current HPI: 153.779
• 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

-17.8% since first listed

18 events — show timeline

• 2026-05-03 Relisted — REALCOMP
• 2026-05-03 Relisted — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — REALCOMP
• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-02-01 Relisted — REALCOMP
• 2026-02-01 Relisted — MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-21 Price Changed $69,900 MiRealSource-MiMLS
• 2025-11-21 Price Changed $69,900 REALCOMP
• 2025-11-16 Price Changed $74,900 MiRealSource-MiMLS
• 2025-11-16 Price Changed $74,900 REALCOMP
• 2025-11-12 Price Changed $79,900 MiRealSource-MiMLS
• 2025-11-11 Price Changed $79,900 REALCOMP
• 2025-11-02 Listed $85,000 REALCOMP
• 2025-11-01 Listed $85,000 MiRealSource-MiMLS