4205 Hills Haven Rd #30 · Buchanan, MI 49107

$22,700

3 bd · 2.0 ba · 980 sqft · Manufactured · 57 Days on market

Built 2026 Fair condition $23/sqft · 62% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as community events, a playground, and , your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 56 days

Property features AI

Finance

• Other: Address: 4205 Hills Haven Rd #30, Buchanan, MI 49107; Status: Active
• Financial info: List price $22,200

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec new-construction plan 92971; Single-level (plan information provided)
• Exterior features: Living area approximately 980

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $23k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.9% vs local median 2.2% in Buchanan — 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 75/100 on livability (#152 in MI, #3,811 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment D-.
• Buchanan Community Schools (suburban): math 40% / reading 56% proficiency, ranked #125 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 397 units permitted in Berrien County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $157 of loan paydown is wiped out by about $681 of value loss. Plan a longer hold.
• Berrien County population projected at -16% 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Recommended offer $22,019 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.00% ✓
• Cap rate: 35.92%
• Cash-on-cash: 105.81%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

• ARV (median comp): $14,000
• List price: $22,700
• Delta: 62.14%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.04×
• Total profit: $32,031
• Equity at exit: $3,385

10-year hold

• IRR: —
• Equity multiple: 12.63×
• Total profit: $73,912
• Equity at exit: $1,963

Cash invested: $6,356 (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 49107

• Active inventory: 66
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$119
• Tax est. 1.5%: −$28 /mo · $340/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $560

Break-even live

Break-even rent $199

Max offer price $22,700

Occupancy floor 33%

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: $5,675
• Closing costs: $681
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $22,700 Active 57 DOM
2. 2026-06-18
   days on market $22,700 Active 56 DOM
3. 2026-06-17
   days on market $22,700 Active 55 DOM
4. 2026-06-16
   days on market $22,700 Active 54 DOM
5. 2026-06-15
   days on market $22,700 Active 53 DOM
6. 2026-06-14
   days on market $22,700 Active 51 DOM
7. 2026-06-13
   days on market $22,700 Active 50 DOM
8. 2026-06-10
   days on market $22,700 Active 48 DOM
9. 2026-06-09
   days on market $22,700 Active 47 DOM
10. 2026-06-08
    days on market $22,700 Active 46 DOM
11. 2026-06-07
    days on market $22,700 Active 45 DOM
12. 2026-06-05
    days on market $22,700 Active 42 DOM
13. 2026-06-03
    days on market $22,700 Active 41 DOM
14. 2026-06-02
    days on market $22,700 Active 40 DOM
15. 2026-06-01
    pricedays on market $22,700 Active 39 DOM
16. 2026-05-31
    days on market $22,200 Active 38 DOM
17. 2026-05-30
    days on market $22,200 Active 37 DOM
18. 2026-04-23
    listed $22,200 Active 499-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,896
• − Mortgage interest: −$1,272
• − Property taxes: −$340
• − Insurance: −$114
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$660
• Taxable income: $6,767
• Est. tax owed @ 24.0%: −$1,624
• After-tax cash flow: $5,101/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 is in fair condition with average exterior and landscaping. It requires minor repairs and maintenance, particularly in the interior and landscaping areas. Painting and landscaping improvements would significantly enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn appear slightly overgrown.
• Minor Interior walls/paint — No photos of interior walls or paint are available, but this is a common area for wear and tear.
• Minor Flooring — No photos of flooring are available, but this is a common area for wear and tear.
• Minor Systems — No photos of systems are available, but this is a common area for wear and tear.
• Minor Fencing — No photos of fencing are available, but this is a common area for wear and tear.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers/tenants.
• Both Interior updates — Fresh paint and minor updates can improve the home's interior and make it more attractive to potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn appear slightly overgrown.	Minor	$500–3,000
Interior walls/paint · No photos of interior walls or paint are available, but this is a common area for wear and tear.	Minor	$500–3,000
Flooring · No photos of flooring are available, but this is a common area for wear and tear.	Minor	$500–3,000
Systems · No photos of systems are available, but this is a common area for wear and tear.	Minor	$500–3,000
Fencing · No photos of fencing are available, but this is a common area for wear and tear.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers/tenants. ↑
• Both Interior updates — Fresh paint and minor updates can improve the home's interior and make it more attractive to potential buyers/tenants. ↑

ⓘ 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: Buchanan Community Schools
• NCES district ID: 2607140
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $47,380
• Composite: 40.81/100
• National rank: #3636
• State rank: #125 of 540 in MI

Livability — Buchanan

• Score: 75/100
• State rank: #152
• US rank: #3811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,351

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 149,273 people
• By 2030: 145,211 · -2.7%
• By 2040: 135,435 · -9.3%
• By 2050: 125,543 · -15.9%
• By 2075: 103,986 · -30.3%
• By 2100: 82,256 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 4% Romanian 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Berrien

• 2024 margin: Lean R (+7.9) · D 45.4% · R 53.2% · Other 1.4%
• 2008→2024 swing: -13.3pp toward R · 2008: 5.5pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+7.4 2016: R+12.7 2012: R+6.6 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.28%
• Current HPI: 220.7718
• 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