1190 Primrose Ct · Albion, MI 49224

$101,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 344 Days on market

Built 2023 Excellent condition 1,568 sqft lot $64/sqft · 37% below area Est $161k · 37% under $470/mo HOA · 34% of rent ↓ 3% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• 1% rule +8.7/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space - perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

Key facts

• Spacious kitchen
• Large island
• Ample cabinet space

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE ISLAND
• SEPARATE DINING AREA
• AMPLE CABINET SPACE
• GENEROUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $101k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-79 ($-943/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (11.3% below list).
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 8.6% in Albion — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, schools F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $698 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $88,880 (12.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 6.1

CMA / ARV

• ARV (median comp): $161,290
• List price: $101,000
• Delta: -37.38%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13561 27 Mile Rd	0.59mi	3/2.0	1,392 (-11%)	12mo	$289,900	$208	44
704 Hoaglin Dr	0.47mi	4/2.0 (+1)	1,780 (+14%)	11mo	$159,000	$89	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-21,061
• Equity at exit: $15,059

10-year hold

• IRR: -14.2%
• Equity multiple: 0.17×
• Total profit: $-23,526
• Equity at exit: $8,733

Cash invested: $28,280 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,515/yr
• Insurance: −$42
• HOA: −$470
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-79

Break-even live

Break-even rent $1,478

Max offer price $89,630

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-44	+0% $-79	+5% $-113	+10% $-148
Rent	-10% $-188	-5% $-133	+0% $-79	+5% $-24	+10% $30
Rate	-1.0pp $-28	-0.5pp $-53	base $-79	+0.5pp $-105	+1.0pp $-131

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Westover Blvd Albion, MI	3.0–4.0	2.0	1456	$1,379	$0.95	45d	4	0.06mi

HOA detail

• Monthly dues: $470 · $5,640/yr

Listing history 27 events

1. 2026-06-19
   days on market $101,000 Active 344 DOM
2. 2026-06-18
   days on market $101,000 Active 343 DOM
3. 2026-06-17
   days on market $101,000 Active 342 DOM
4. 2026-06-16
   days on market $101,000 Active 341 DOM
5. 2026-06-15
   days on market $101,000 Active 340 DOM
6. 2026-06-14
   days on market $101,000 Active 338 DOM
7. 2026-06-13
   days on market $101,000 Active 337 DOM
8. 2026-06-10
   days on market $101,000 Active 335 DOM
9. 2026-06-09
   days on market $101,000 Active 334 DOM
10. 2026-06-08
    days on market $101,000 Active 333 DOM
11. 2026-06-07
    days on market $101,000 Active 332 DOM
12. 2026-06-05
    days on market $101,000 Active 329 DOM
13. 2026-06-03
    days on market $101,000 Active 328 DOM
14. 2026-06-02
    days on market $101,000 Active 327 DOM
15. 2026-06-01
    pricedays on market $101,000 Active 326 DOM
16. 2026-05-31
    days on market $102,000 Active 325 DOM
17. 2026-05-30
    days on market $102,000 Active 324 DOM
18. 2026-04-11
    price $102,000 865-char remark

    Show marketing remark (865 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space - perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

19. 2026-04-10
    price $102,000 870-char remark

    Show marketing remark (870 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space—perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

20. 2026-03-02
    price $103,000 865-char remark

    Show marketing remark (865 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space - perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

21. 2026-03-01
    price $103,000 870-char remark

    Show marketing remark (870 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space—perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

22. 2025-12-14
    price $104,500 865-char remark

    Show marketing remark (865 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space - perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

23. 2025-12-13
    price $104,500 870-char remark

    Show marketing remark (870 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space—perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

24. 2025-08-12
    price $104,800 865-char remark

    Show marketing remark (865 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space - perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

25. 2025-08-11
    price $104,800 870-char remark

    Show marketing remark (870 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space—perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

26. 2025-07-10
    listed $105,000 Active 870-char remark

    Show marketing remark (865 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space - perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

27. 2025-07-10
    listed $105,000 Active 865-char remark

    Show marketing remark (865 chars)

    Welcome to this beautiful 2023, 3-bedroom, 2-bath home! Designed with an open-concept layout, it features a spacious kitchen with a large island offering bar seating, a separate dining area, and ample cabinet space - perfect for cooking, dining, and entertaining. The generous living room is filled with natural light, creating a warm and inviting space. The primary suite includes a private bath with dual sinks and a walk-in closet, offering a comfortable retreat. Two additional bedrooms and a second full bath provide plenty of space for family, guests, or a home office. Enjoy your morning coffee or unwind in the evening on the charming covered front porch. All appliances stay, making this home truly move-in ready. Conveniently located close to highways for an easy commute. This home is located in Wildflower Crossing Mobile Home Community on a leased lot.

ⓘ 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: $16,548
• − Mortgage interest: −$5,658
• − Property taxes: −$1,515
• − Insurance: −$505
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − HOA: −$5,640
• − Depreciation: −$2,938
• Taxable loss: −$2,355
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $-378/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 · 12 photos

Excellent 95/100 None rehab

This 2023 single-family home is in excellent condition with a spacious kitchen, modern appliances, and a well-maintained exterior. It offers a great opportunity for an investor to make minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Resale Replace countertops — Granite countertops are durable and timeless, adding value to the home.
• Resale Install new flooring — Hardwood flooring is a popular choice and can significantly increase the home's value.
• Resale Upgrade appliances — Modern appliances can attract more buyers and increase the home's value.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its rental value.
• Both Add smart home features — Smart home features can increase the home's appeal and value, both for resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Resale Replace countertops — Granite countertops are durable and timeless, adding value to the home. ↑
• Resale Install new flooring — Hardwood flooring is a popular choice and can significantly increase the home's value. ↑
• Resale Upgrade appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its rental value. ↑
• Both Add smart home features — Smart home features can increase the home's appeal and value, both for resale and rental purposes. ↑

ⓘ 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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

-2.9% since first listed

10 events — show timeline

• 2026-04-11 Price Changed $102,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $102,000 REALCOMP
• 2026-03-02 Price Changed $103,000 MiRealSource-MiMLS
• 2026-03-01 Price Changed $103,000 REALCOMP
• 2025-12-14 Price Changed $104,500 MiRealSource-MiMLS
• 2025-12-13 Price Changed $104,500 REALCOMP
• 2025-08-12 Price Changed $104,800 MiRealSource-MiMLS
• 2025-08-11 Price Changed $104,800 REALCOMP
• 2025-07-10 Listed $105,000 REALCOMP
• 2025-07-10 Listed $105,000 MiRealSource-MiMLS