1190 Primrose Ct · Albion, MI 49224

$101,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 394 Days on market

Manufactured home Built 2023 Excellent condition Est $157k · 36% under ↓ 3% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.1

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 manufactured listed at $101k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.

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+, crime 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.
• Zoned schools: Marshall Middle School (math 22% / reading 40%, grade F, #329 of 493 statewide, top 67%, 547 students, 50% FRL).
• Market conditions: 158 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 394 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.

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

Questions for the listing agent

1. It's been on market 394 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $156,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 N Ann St	1.14mi	3/1.5	1,500 (-4%)	6mo	$89,000	$59	51
1404 Dean Dr	0.49mi	3/1.0	1,296 (-17%)	1mo	$135,000	$104	47
706 N Monroe St	1.45mi	3/2.5	1,416 (-10%)	4mo	$25,000	$18	43
105 S Eaton St	1.49mi	3/2.0	1,440 (-8%)	10mo	$36,000	$25	43
14101 27 Mile Rd	1.08mi	3/1.5	1,716 (+9%)	8mo	$165,000	$96	41
704 Hoaglin Dr	0.47mi	4/2.0 (+1)	1,780 (+14%)	12mo	$159,000	$89	40
12953 28 1/2 Mile Rd	1.32mi	4/2.5 (+1)	1,385 (-12%)	1mo	$170,000	$123	37
1035 Maple St	1.37mi	3/2.0	1,865 (+19%)	6mo	$225,395	$121	35
26999 Division Dr	1.13mi	2/2.0 (-1)	1,222 (-22%)	0mo	$325,000	$266	35
512 Austin Ave	0.94mi	4/1.5 (+1)	1,344 (-14%)	2mo	$95,000	$71	32
806 N Eaton St	1.13mi	3/1.0	1,248 (-20%)	4mo	$125,000	$100	32
501 W Cass St	1.40mi	4/2.0 (+1)	1,820 (+16%)	8mo	$124,900	$69	28

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-7,379
• Equity at exit: $15,059

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $5,192
• 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 →

Active competition Active MLS

• For sale now: 6 active
• Median asking: $93,854 ($68/sqft)
• Median days on market: 442 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: +47.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49224

• Home prices YoY: -24.9%
• Active inventory: 158
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,515/yr
• Insurance: −$42
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $141

Break-even live

Break-even rent $884

Max offer price $101,000

Occupancy floor 82%

Sensitivity live

Price	-10% $211	-5% $176	+0% $141	+5% $106	+10% $71
Rent	-10% $57	-5% $99	+0% $141	+5% $183	+10% $225
Rate	-1.0pp $192	-0.5pp $167	base $141	+0.5pp $115	+1.0pp $88

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
• Club membership (one-time): —
• 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	93d	4	0.06mi

Listing history 50 events

1. 2026-08-08
   days on market $101,000 Active 394 DOM
2. 2026-08-07
   days on market $101,000 Active 393 DOM
3. 2026-08-06
   days on market $101,000 Active 392 DOM
4. 2026-08-05
   days on market $101,000 Active 391 DOM
5. 2026-08-04
   days on market $101,000 Active 390 DOM
6. 2026-08-03
   days on market $101,000 Active 389 DOM
7. 2026-07-31
   days on market $101,000 Active 386 DOM
8. 2026-07-29
   days on market $101,000 Active 384 DOM
9. 2026-07-27
   days on market $101,000 Active 382 DOM
10. 2026-07-25
    days on market $101,000 Active 380 DOM
11. 2026-07-23
    remarks 699-char remark
12. 2026-07-23
    listing id $101,000 Active 378 DOM
13. 2026-07-23
    days on market $101,000 Active 378 DOM
14. 2026-07-22
    days on market $101,000 Active 377 DOM
15. 2026-07-21
    days on market $101,000 Active 376 DOM
16. 2026-07-18
    days on market $101,000 Active 373 DOM
17. 2026-07-16
    days on market $101,000 Active 371 DOM
18. 2026-07-16
    days on market $101,000 Active 370 DOM
19. 2026-07-14
    days on market $101,000 Active 369 DOM
20. 2026-07-13
    days on market $101,000 Active 368 DOM
21. 2026-07-12
    days on market $101,000 Active 367 DOM
22. 2026-07-11
    days on market $101,000 Active 366 DOM
23. 2026-07-10
    days on market $101,000 Active 365 DOM
24. 2026-07-09
    days on market $101,000 Active 364 DOM
25. 2026-07-08
    days on market $101,000 Active 363 DOM
26. 2026-07-07
    days on market $101,000 Active 362 DOM
27. 2026-07-06
    days on market $101,000 Active 361 DOM
28. 2026-07-05
    days on market $101,000 Active 360 DOM
29. 2026-07-04
    days on market $101,000 Active 359 DOM
30. 2026-07-03
    days on market $101,000 Active 358 DOM
31. 2026-07-02
    days on market $101,000 Active 357 DOM
32. 2026-07-01
    days on market $101,000 Active 356 DOM
33. 2026-06-30
    days on market $101,000 Active 355 DOM
34. 2026-06-29
    days on market $101,000 Active 354 DOM
35. 2026-06-28
    days on market $101,000 Active 353 DOM
36. 2026-06-28
    days on market $101,000 Active 352 DOM
37. 2026-06-27
    days on market $101,000 Active 351 DOM
38. 2026-06-26
    days on market $101,000 Active 350 DOM
39. 2026-06-23
    days on market $101,000 Active 347 DOM
40. 2026-06-22
    days on market $101,000 Active 346 DOM
41. 2026-06-19
    days on market $101,000 Active 344 DOM
42. 2026-06-18
    days on market $101,000 Active 343 DOM
43. 2026-06-17
    days on market $101,000 Active 342 DOM
44. 2026-06-16
    days on market $101,000 Active 341 DOM
45. 2026-06-15
    days on market $101,000 Active 340 DOM
46. 2026-06-14
    days on market $101,000 Active 338 DOM
47. 2026-06-13
    days on market $101,000 Active 337 DOM
48. 2026-06-10
    days on market $101,000 Active 335 DOM
49. 2026-06-09
    days on market $101,000 Active 334 DOM
50. 2026-06-08
    days on market $101,000 Active 333 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: $12,742
• − Mortgage interest: −$5,658
• − Property taxes: −$1,515
• − Insurance: −$505
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,938
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,669/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. ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Harrington Elementary School F MI #1,217/1,397 Nat'l #38,100/41,679 Middle Marshall Middle School F MI #329/493 Nat'l #8,646/14,009 High Marshall High School D- MI #187/713 Nat'l #6,330/17,239

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

B Composite livability gradescore 70/100

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
• County: Calhoun · 130,157 people
• Metro: Battle Creek, MI
• Population (ZIP): 13,309
• Household income: $52,552
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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