3470 W Wembley Ln #8 · Oshtemo, MI 49009

$94,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 29 Days on market

Built 2000 Good condition Est $105k · 11% under $591/mo HOA · 31% of rent ↓ 3% since listing

---

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 +26.7/30.0
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3470 W Wembley Ln in the Huntington Run Community! This well maintained 3 bed, 2 bath ranch-style manufactured home offers 1,568 sq ft of living space with an open-concept, bright airy kitchen featuring stainless steel appliances, center island, and spacious living/dining areas. Enjoy the 3-season porch just off the dining room. Great split-bedroom design with 2 bedrooms and full bath on one end, and a private primary suite on the other. Recent updates include new LVP flooring and carpet (2024), water heater (2024), furnace (2025), and central A/C (2025). Association features a clubhouse and swimming pool!THE HOME IS LOCATED IN A PARK. THE TRANSACTION WILL BE SUBJECT TO THE PARK'S APPROVAL OF THE BUYER. Buyer to pay 6% Sales Tax to the SOS when transferring title

Key facts

• Open-concept kitchen
• Split-bedroom design
• New lvp flooring

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• 3-SEASON PORCH
• SPLIT-BEDROOM DESIGN
• PRIVATE PRIMARY SUITE
• NEW LVP FLOORING

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Monthly association fee; Association covers trash and snow removal

Exterior

• Utilities: Public water
• Home design: Ranch-style residence; Built in 2000
• Construction: Vinyl siding; Composition shingle roof
• Exterior features: Public water

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Slab basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-5.0%/yr); 375 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 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 31% of rent.

Recommended offer $92,590 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.01% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $105,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 W Wembley Ln	0.06mi	3/2.0	1,404 (-10%)	4mo	$94,000	$67	77

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.84×
• Total profit: $-4,262
• Equity at exit: $14,016

10-year hold

• IRR: -2.0%
• Equity multiple: 0.89×
• Total profit: $-2,777
• Equity at exit: $8,127

Cash invested: $26,320 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$591
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $253

Break-even live

Break-even rent $1,570

Max offer price $94,000

Occupancy floor 82%

Sensitivity live

Price	-10% $318	-5% $286	+0% $253	+5% $221	+10% $188
Rent	-10% $104	-5% $178	+0% $253	+5% $328	+10% $402
Rate	-1.0pp $300	-0.5pp $277	base $253	+0.5pp $229	+1.0pp $204

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6065 Fairgrove St Kalamazoo, MI	3.0	3.0	1400	$2,000	$1.43	14d	1	0.79mi
5295 Voyager LN Kalamazoo, MI	3.0	1.0–2.0	954	$2,361	$2.47	14d	19	1.11mi
1410 S 9th St Kalamazoo, MI	2.0–3.0	2.0	1204	$1,719	$1.43	21d	1	1.44mi

HOA detail

• Monthly dues: $591 · $7,092/yr
• Likely covers: waterpool

Listing history 23 events

1. 2026-06-18
   days on market $94,000 Active 29 DOM
2. 2026-06-17
   days on market $94,000 Active 28 DOM
3. 2026-06-16
   days on market $94,000 Active 27 DOM
4. 2026-06-15
   days on market $94,000 Active 26 DOM
5. 2026-06-14
   days on market $94,000 Active 24 DOM
6. 2026-06-13
   days on market $94,000 Active 23 DOM
7. 2026-06-10
   days on market $94,000 Active 21 DOM
8. 2026-06-09
   days on market $94,000 Active 20 DOM
9. 2026-06-08
   days on market $94,000 Active 19 DOM
10. 2026-06-07
    days on market $94,000 Active 18 DOM
11. 2026-06-05
    days on market $94,000 Active 15 DOM
12. 2026-06-03
    days on market $94,000 Active 14 DOM
13. 2026-06-02
    days on market $94,000 Active 13 DOM
14. 2026-06-01
    days on market $94,000 Active 12 DOM
15. 2026-05-31
    days on market $94,000 Active 11 DOM
16. 2026-05-30
    days on market $94,000 Active 10 DOM
17. 2026-05-20
    listed $94,000 Active

    Show marketing remark (784 chars)

    Welcome to 3470 W Wembley Ln in the Huntington Run Community! This well maintained 3 bed, 2 bath ranch-style manufactured home offers 1,568 sq ft of living space with an open-concept, bright airy kitchen featuring stainless steel appliances, center island, and spacious living/dining areas. Enjoy the 3-season porch just off the dining room. Great split-bedroom design with 2 bedrooms and full bath on one end, and a private primary suite on the other. Recent updates include new LVP flooring and carpet (2024), water heater (2024), furnace (2025), and central A/C (2025). Association features a clubhouse and swimming pool!THE HOME IS LOCATED IN A PARK. THE TRANSACTION WILL BE SUBJECT TO THE PARK'S APPROVAL OF THE BUYER. Buyer to pay 6% Sales Tax to the SOS when transferring title

18. 2026-05-20
    listed $94,000 Active 784-char remark

    Show marketing remark (784 chars)

    Welcome to 3470 W Wembley Ln in the Huntington Run Community! This well maintained 3 bed, 2 bath ranch-style manufactured home offers 1,568 sq ft of living space with an open-concept, bright airy kitchen featuring stainless steel appliances, center island, and spacious living/dining areas. Enjoy the 3-season porch just off the dining room. Great split-bedroom design with 2 bedrooms and full bath on one end, and a private primary suite on the other. Recent updates include new LVP flooring and carpet (2024), water heater (2024), furnace (2025), and central A/C (2025). Association features a clubhouse and swimming pool!THE HOME IS LOCATED IN A PARK. THE TRANSACTION WILL BE SUBJECT TO THE PARK'S APPROVAL OF THE BUYER. Buyer to pay 6% Sales Tax to the SOS when transferring title

19. 2026-05-20
    listed $94,000 Active 784-char remark

    Show marketing remark (784 chars)

    Welcome to 3470 W Wembley Ln in the Huntington Run Community! This well maintained 3 bed, 2 bath ranch-style manufactured home offers 1,568 sq ft of living space with an open-concept, bright airy kitchen featuring stainless steel appliances, center island, and spacious living/dining areas. Enjoy the 3-season porch just off the dining room. Great split-bedroom design with 2 bedrooms and full bath on one end, and a private primary suite on the other. Recent updates include new LVP flooring and carpet (2024), water heater (2024), furnace (2025), and central A/C (2025). Association features a clubhouse and swimming pool!THE HOME IS LOCATED IN A PARK. THE TRANSACTION WILL BE SUBJECT TO THE PARK'S APPROVAL OF THE BUYER. Buyer to pay 6% Sales Tax to the SOS when transferring title

20. 2026-05-20
    historical

    Show marketing remark (784 chars)

    Welcome to 3470 W Wembley Ln in the Huntington Run Community! This well maintained 3 bed, 2 bath ranch-style manufactured home offers 1,568 sq ft of living space with an open-concept, bright airy kitchen featuring stainless steel appliances, center island, and spacious living/dining areas. Enjoy the 3-season porch just off the dining room. Great split-bedroom design with 2 bedrooms and full bath on one end, and a private primary suite on the other. Recent updates include new LVP flooring and carpet (2024), water heater (2024), furnace (2025), and central A/C (2025). Association features a clubhouse and swimming pool!THE HOME IS LOCATED IN A PARK. THE TRANSACTION WILL BE SUBJECT TO THE PARK'S APPROVAL OF THE BUYER. Buyer to pay 6% Sales Tax to the SOS when transferring title

21. 2026-05-20
    historical

    Show marketing remark (784 chars)

    Welcome to 3470 W Wembley Ln in the Huntington Run Community! This well maintained 3 bed, 2 bath ranch-style manufactured home offers 1,568 sq ft of living space with an open-concept, bright airy kitchen featuring stainless steel appliances, center island, and spacious living/dining areas. Enjoy the 3-season porch just off the dining room. Great split-bedroom design with 2 bedrooms and full bath on one end, and a private primary suite on the other. Recent updates include new LVP flooring and carpet (2024), water heater (2024), furnace (2025), and central A/C (2025). Association features a clubhouse and swimming pool!THE HOME IS LOCATED IN A PARK. THE TRANSACTION WILL BE SUBJECT TO THE PARK'S APPROVAL OF THE BUYER. Buyer to pay 6% Sales Tax to the SOS when transferring title

22. 2026-04-17
    listed $97,000 Active
23. 2026-04-17
    listed $97,000 Active

ⓘ 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: $22,689
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − HOA: −$7,092
• − Depreciation: −$2,735
• Taxable income: $2,087
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,536/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

Good 80/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bathroom manufactured home is in good condition with recent updates. It offers a spacious kitchen, hardwood flooring, and a split-bedroom design. The home is located in a park with a clubhouse and swimming pool, making it a great investment opportunity.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Replace the kitchen faucet — A new faucet can improve the kitchen's functionality and aesthetics.
• Both Install new window treatments — New curtains or blinds can improve energy efficiency and add a fresh look to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Replace the kitchen faucet — A new faucet can improve the kitchen's functionality and aesthetics. ↑
• Both Install new window treatments — New curtains or blinds can improve energy efficiency and add a fresh look to the home. ↑

ⓘ 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: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 of 540 in MI

Livability — Oshtemo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kalamazoo County · 224,317 people
• 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

-3.1% since first listed

7 events — show timeline

• 2026-05-20 Listing Removed — MiRealSource-MiMLS
• 2026-05-20 Listing Removed — REALCOMP
• 2026-05-20 Listed $94,000 MiRealSource-MiMLS
• 2026-05-20 Listed $94,000 REALCOMP
• 2026-05-20 Listed $94,000 SW Michigan MLS
• 2026-04-17 Listed $97,000 MiRealSource-MiMLS
• 2026-04-17 Listed $97,000 REALCOMP