8814 Wildwood · Mattawan, MI 49009

$38,499

2 bd · 1.0 ba · 672 sqft · Manufactured · 7 Days on market

Built 2026 Fair condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

COMING SOON 6/15-Charming and cozy, this home offers comfortable living with just the right touch of warmth and style. Featuring a functional layout and a kitchen with sleek stainless steel appliances, it?s the perfect space for those who appreciate simplicity with character?an inviting place to relax, recharge, and feel right at home. EHO

Key facts

• Functional layout
• Built 2026
• Listed 6 days

Tags

• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: List price $38,499

Exterior

• Home design: Single-family property (spec build)
• Construction: Living area approximately 672
• Exterior features: Located at 8814 Wildwood, Kalamazoo, MI 49009

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Spec home in the Woodland Estates plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Cap rate 25.6% vs local median 2.5% 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.
• Market conditions: Rents falling (-5.0%/yr); 375 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 $266 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $38,499

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.91% ✓
• Cap rate: 25.60%
• Cash-on-cash: 68.94%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.0%
• Equity multiple: 3.78×
• Total profit: $29,939
• Equity at exit: $5,740

10-year hold

• IRR: 68.4%
• Equity multiple: 6.96×
• Total profit: $64,238
• Equity at exit: $3,329

Cash invested: $10,780 (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: 375
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$202
• Tax est. 1.5%: −$48 /mo · $577/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $619

Break-even live

Break-even rent $337

Max offer price $38,499

Occupancy floor 40%

Sensitivity live

Price	-10% $646	-5% $633	+0% $619	+5% $606	+10% $593
Rent	-10% $531	-5% $575	+0% $619	+5% $664	+10% $708
Rate	-1.0pp $639	-0.5pp $629	base $619	+0.5pp $609	+1.0pp $599

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: $9,625
• Closing costs: $1,155
• 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	14d	1	0.15mi

Listing history 6 events

1. 2026-06-10
   days on market $38,499 Active 7 DOM
2. 2026-06-09
   days on market $38,499 Active 6 DOM
3. 2026-06-08
   days on market $38,499 Active 5 DOM
4. 2026-06-07
   days on market $38,499 Active 4 DOM
5. 2026-06-03
   remarks 341-char remark
6. 2026-06-03
   listed $38,499 Active 1 DOM

ⓘ 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: $13,449
• − Mortgage interest: −$2,157
• − Property taxes: −$577
• − Insurance: −$192
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$1,120
• Taxable income: $7,251
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $5,692/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home offers a functional layout with a charming and cozy interior, but requires minor repairs and maintenance to enhance its curb appeal and property value.

Repairs flagged

• Minor roof — No visible damage, but no recent inspection
• Minor exterior siding — No visible damage, but no recent inspection

Value-add opportunities

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage, but no recent inspection	Minor	$500–3,000
exterior siding · No visible damage, but no recent inspection	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and property value ↑

ⓘ 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