8885 Beechwood Dr · Mattawan, MI 49009

$79,900

2 bd · 1.0 ba · 832 sqft · Manufactured · 243 Days on market

Built 2025 Fair condition $96/sqft · 67% below area ↓ 17% 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 +9.6/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Excuse the Mess * * Finishing up home construction. This brand new 2-bedroom, 1-bath home features central heat and air, a warm and inviting color scheme, and a thoughtfully designed kitchen with a built-in lazy Susan and pull-out pantry drawers. Washer and dryer hookups add everyday convenience, making this home a perfect starter option. ?? FREE RENT until July 1st when approved and signed by Monday, 4/13.E. H. O.

Key facts

• Built 2025
• Listed 243 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.4% in Mattawan — 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 72/100 on livability (#235 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime D, amenities F, commute F.
• Mattawan Consolidated School (suburban): math 51% / reading 62% proficiency, ranked #50 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Mattawan Later Elem School (math 60% / reading 62%, grade B, #190 of 1,397 statewide, top 14%, 782 students, 27% FRL); Mattawan Middle School (math 45% / reading 59%, grade C+, #95 of 493 statewide, top 20%, 817 students, 28% FRL); Mattawan High School (math 45% / reading 73%, grade C+, #87 of 713 statewide, top 12%, 1,171 students, 19% FRL).
• Market conditions: Rents falling (-5.0%/yr); 382 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent is only 17% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kalamazoo County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($70k) 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is D 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?
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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.87%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $238,638
• List price: $79,900
• Delta: -66.52%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.32×
• Total profit: $7,237
• Equity at exit: $11,913

10-year hold

• IRR: 15.1%
• Equity multiple: 2.05×
• Total profit: $23,522
• Equity at exit: $6,908

Cash invested: $22,372 (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 49009

• Rents YoY: -5.0%
• Active inventory: 382
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $370

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $426	-5% $398	+0% $370	+5% $343	+10% $315
Rent	-10% $278	-5% $324	+0% $370	+5% $416	+10% $463
Rate	-1.0pp $411	-0.5pp $391	base $370	+0.5pp $350	+1.0pp $329

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4797 S 4th St Kalamazoo, MI	2.0–3.0	1.0–2.0	1064	$1,059	$1.00	15d	1	0.05mi

Listing history 23 events

1. 2026-06-22
   days on market $79,900 Active 243 DOM
2. 2026-06-18
   days on market $79,900 Active 240 DOM
3. 2026-06-17
   days on market $79,900 Active 239 DOM
4. 2026-06-16
   days on market $79,900 Active 238 DOM
5. 2026-06-15
   days on market $79,900 Active 237 DOM
6. 2026-06-14
   days on market $79,900 Active 235 DOM
7. 2026-06-13
   days on market $79,900 Active 234 DOM
8. 2026-06-10
   days on market $79,900 Active 232 DOM
9. 2026-06-09
   days on market $79,900 Active 231 DOM
10. 2026-06-08
    days on market $79,900 Active 230 DOM
11. 2026-06-07
    days on market $79,900 Active 229 DOM
12. 2026-06-05
    days on market $79,900 Active 226 DOM
13. 2026-06-03
    days on market $79,900 Active 225 DOM
14. 2026-06-02
    days on market $79,900 Active 224 DOM
15. 2026-06-01
    days on market $79,900 Active 223 DOM
16. 2026-05-31
    days on market $79,900 Active 222 DOM
17. 2026-05-30
    days on market $79,900 Active 221 DOM
18. 2026-05-12
    price $66,399 425-char remark

    Show marketing remark (425 chars)

    * * Excuse the Mess * * Finishing up home construction. This brand new 2-bedroom, 1-bath home features central heat and air, a warm and inviting color scheme, and a thoughtfully designed kitchen with a built-in lazy Susan and pull-out pantry drawers. Washer and dryer hookups add everyday convenience, making this home a perfect starter option. ?? FREE RENT until July 1st when approved and signed by Monday, 4/13.E. H. O.

19. 2026-05-08
    status Active 425-char remark

    Show marketing remark (425 chars)

    * * Excuse the Mess * * Finishing up home construction. This brand new 2-bedroom, 1-bath home features central heat and air, a warm and inviting color scheme, and a thoughtfully designed kitchen with a built-in lazy Susan and pull-out pantry drawers. Washer and dryer hookups add everyday convenience, making this home a perfect starter option. ?? FREE RENT until July 1st when approved and signed by Monday, 4/13.E. H. O.

20. 2026-04-04
    historical 425-char remark

    Show marketing remark (425 chars)

    * * Excuse the Mess * * Finishing up home construction. This brand new 2-bedroom, 1-bath home features central heat and air, a warm and inviting color scheme, and a thoughtfully designed kitchen with a built-in lazy Susan and pull-out pantry drawers. Washer and dryer hookups add everyday convenience, making this home a perfect starter option. ?? FREE RENT until July 1st when approved and signed by Monday, 4/13.E. H. O.

21. 2026-04-02
    price $65,399 425-char remark

    Show marketing remark (425 chars)

    * * Excuse the Mess * * Finishing up home construction. This brand new 2-bedroom, 1-bath home features central heat and air, a warm and inviting color scheme, and a thoughtfully designed kitchen with a built-in lazy Susan and pull-out pantry drawers. Washer and dryer hookups add everyday convenience, making this home a perfect starter option. ?? FREE RENT until July 1st when approved and signed by Monday, 4/13.E. H. O.

22. 2025-10-21
    listed $79,900 Active 235-char remark

    Show marketing remark (235 chars)

    Come see this charming 2 bedroom, 1 bath home thats perfect for comfortable, easy living. The home features an open floor plan with a spacious living room that flows into the kitchen and dining area, giving it a warm and inviting feel.

23. 2025-05-24
    listed $79,900 Active 425-char remark

    Show marketing remark (425 chars)

    * * Excuse the Mess * * Finishing up home construction. This brand new 2-bedroom, 1-bath home features central heat and air, a warm and inviting color scheme, and a thoughtfully designed kitchen with a built-in lazy Susan and pull-out pantry drawers. Washer and dryer hookups add everyday convenience, making this home a perfect starter option. ?? FREE RENT until July 1st when approved and signed by Monday, 4/13.E. H. O.

ⓘ 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: $14,013
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,324
• Taxable income: $3,373
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $3,635/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 · 7 photos

Fair 45/100 Cosmetic rehab

This 2-bedroom, 1-bath home has a fair condition with cosmetic repairs needed. Painting and updating the kitchen and bathroom can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Light wear on the edges
• Minor Bathroom sink — Slight discoloration

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both Replace kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetics
• Both Replace bathroom sink — A new sink can improve the bathroom's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear on the edges	Minor	$500–3,000
Bathroom sink · Slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both Replace kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetics ↑
• Both Replace bathroom sink — A new sink can improve the bathroom's functionality and appearance ↑

ⓘ 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: Mattawan Consolidated School
• NCES district ID: 2623250
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 62% ▼ -5.00%
• Median HH income: $76,525
• Composite: 50.67/100
• National rank: #1825
• State rank: #50 of 540 in MI

Livability — Mattawan

• Score: 72/100
• State rank: #235
• US rank: #5936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kalamazoo County · 224,317 people
• City population: 11,839
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 47,971
• Household income: $80,930
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1579.0

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Iranian 9% Romanian 6% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.34%
• Current HPI: 209.5649
• Rent YoY: ▼ -4.96%
• Metro: Kalamazoo-Portage, MI
• 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

-16.9% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $66,399 Zillow
• 2026-05-08 Relisted — Zillow
• 2026-04-04 Delisted — Zillow
• 2026-04-02 Price Changed $65,399 Zillow
• 2025-10-21 Listed $79,900 ForSaleByOwner.com
• 2025-05-24 Listed $79,900 Zillow