1401 Juniper Ct · Columbus, MI 48063

$90,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 45 Days on market

Built 2019 Good condition $62/sqft · 55% 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
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next chapter in beautiful Columbus! This well-maintained 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort, affordability, and lifestyle. Step inside to a spacious, open-concept layout designed for everyday living and easy entertaining. The living area flows seamlessly into the kitchen and dining space, creating a warm and inviting atmosphere for gatherings or quiet nights at home. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or growing needs. What truly sets this home apart is its location—enjoy peaceful water views right from your property and take advantage of convenient water access just down the street. Whether it’s morning walks by the water, launching a kayak, or simply unwinding at sunset, this home offers a lifestyle many are searching for. Located in a quiet setting while still being within close proximity to local amenities, this is an ideal opportunity for those looking to enjoy relaxed living without sacrificing convenience. Don’t miss your chance to own an affordable home with water access—schedule your showing today!

Key facts

• Water views
• Quiet setting
• Water access

Tags

• WATER VIEWS
• WATER ACCESS
• QUIET SETTING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fees

Exterior

• Utilities: Shared well water; Shared septic
• Home design: Manufactured home; One level; Pillar/post/pier foundation
• Construction: 1,456 above-grade finished square feet
• Exterior features: Located in the Pinewood on the Lake subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with natural gas; No cooling
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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.
• East China School District (suburban): math 32% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.61% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.89%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $58,000
• List price: $90,000
• Delta: 55.17%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Forest Ln	0.39mi	3/2.0	1,456 (0%)	4mo	$58,000	$40	78
142 Applewood Ct	0.40mi	3/2.0	1,456 (0%)	10mo	$76,000	$52	73
1103 Forest St	0.41mi	3/2.0	1,344 (-8%)	8mo	$43,000	$32	62

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $18,732
• Equity at exit: $13,419

10-year hold

• IRR: 26.8%
• Equity multiple: 3.35×
• Total profit: $59,271
• Equity at exit: $7,782

Cash invested: $25,200 (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 48063

• Active inventory: 41
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $523

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Redwood Ave Columbus, MI	2.0–4.0	2.0	1320	$1,449	$1.10	1d	1	0.24mi

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 45 DOM
2. 2026-06-17
   days on market $90,000 Active 44 DOM
3. 2026-06-16
   days on market $90,000 Active 43 DOM
4. 2026-06-15
   days on market $90,000 Active 42 DOM
5. 2026-06-13
   days on market $90,000 Active 40 DOM
6. 2026-06-12
   days on market $90,000 Active 39 DOM
7. 2026-06-09
   days on market $90,000 Active 36 DOM
8. 2026-06-08
   days on market $90,000 Active 35 DOM
9. 2026-06-07
   days on market $90,000 Active 34 DOM
10. 2026-06-07
    days on market $90,000 Active 33 DOM
11. 2026-06-04
    days on market $90,000 Active 30 DOM
12. 2026-06-02
    days on market $90,000 Active 29 DOM
13. 2026-06-01
    days on market $90,000 Active 28 DOM
14. 2026-05-31
    days on market $90,000 Active 27 DOM
15. 2026-05-31
    days on market $90,000 Active 26 DOM
16. 2026-05-04
    listed $90,000 Active 1193-char remark

    Show marketing remark (1193 chars)

    Welcome to your next chapter in beautiful Columbus! This well-maintained 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort, affordability, and lifestyle. Step inside to a spacious, open-concept layout designed for everyday living and easy entertaining. The living area flows seamlessly into the kitchen and dining space, creating a warm and inviting atmosphere for gatherings or quiet nights at home. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or growing needs. What truly sets this home apart is its location—enjoy peaceful water views right from your property and take advantage of convenient water access just down the street. Whether it’s morning walks by the water, launching a kayak, or simply unwinding at sunset, this home offers a lifestyle many are searching for. Located in a quiet setting while still being within close proximity to local amenities, this is an ideal opportunity for those looking to enjoy relaxed living without sacrificing convenience. Don’t miss your chance to own an affordable home with water access—schedule your showing today!

17. 2026-05-04
    listed $90,000 Active 1169-char remark

    Show marketing remark (1193 chars)

    Welcome to your next chapter in beautiful Columbus! This well-maintained 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort, affordability, and lifestyle. Step inside to a spacious, open-concept layout designed for everyday living and easy entertaining. The living area flows seamlessly into the kitchen and dining space, creating a warm and inviting atmosphere for gatherings or quiet nights at home. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or growing needs. What truly sets this home apart is its location—enjoy peaceful water views right from your property and take advantage of convenient water access just down the street. Whether it’s morning walks by the water, launching a kayak, or simply unwinding at sunset, this home offers a lifestyle many are searching for. Located in a quiet setting while still being within close proximity to local amenities, this is an ideal opportunity for those looking to enjoy relaxed living without sacrificing convenience. Don’t miss your chance to own an affordable home with water access—schedule your showing today!

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,388
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,618
• Taxable income: $5,146
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $5,038/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 · 19 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bathroom manufactured home offers a good condition with a good rehab level. It has a good condition score of 75 and is ready for minor cosmetic updates to increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home feel new and inviting
• Both Replace countertops — Modern countertops can increase both resale and rental value
• Both Add smart home features — Smart home features can increase both resale and rental value
• Both Landscaping improvements — Landscaping can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home feel new and inviting ↑
• Both Replace countertops — Modern countertops can increase both resale and rental value ↑
• Both Add smart home features — Smart home features can increase both resale and rental value ↑
• Both Landscaping improvements — Landscaping can increase both resale and rental 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: East China School District
• NCES district ID: 2612420
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $56,455
• Composite: 34.23/100
• National rank: #5260
• State rank: #208 of 540 in MI

Livability — Columbus

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

Census & demographics

• Population (ZIP): 4,106

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 1%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Arabic 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.87%
• Current HPI: 153.779
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $90,000 REALCOMP
• 2026-05-04 Listed $90,000 MiRealSource-MiMLS