27134 Deerfield Ln · Edwardsburg, MI 49112

$199,000

3 bd · 2.0 ba · 1,690 sqft · Manufactured public records · 2 Days on market

Built 1998 1.63 ac lot ↓ 20% 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).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed, 2 Bath Manufactured home tucked away in wooded area on 1.6 acres. Nice layout with island kitchen, master suite, fireplace, and 4 car garage. Immeditate possession after closing. Seller is a licensed broker in the State of Michigan.

Key facts

• 1.63 acre lot
• 4 garage spots
• Built 1998

Property features AI

Exterior

• Parking: Detached garage; 4-car garage
• Utilities: Well water
• Home design: Ranch-style single family home; Built in 1998
• Construction: Vinyl siding
• Exterior features: Well water; Lot of approximately 1.63 acres

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom; Bathroom 2
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Garage door opener; LP tank (rented); Fireplace; Window treatments; 7 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (26.8% below list).
• Recommended offer: $146k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.8% in Edwardsburg — 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 74/100 on livability (#166 in MI, #4,375 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Edwardsburg Public Schools (suburban): math 51% / reading 66% proficiency, ranked #52 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 124 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $145,661 (26.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.73% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-33,327
• Equity at exit: $29,672

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-30,707
• Equity at exit: $17,206

Cash invested: $55,720 (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 49112

• Active inventory: 124
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-15

Break-even live

Break-even rent $1,476

Max offer price $196,299

Occupancy floor 96%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-05
   statusdays on market $199,000 Pending 2 DOM
2. 2026-06-03
   days on marketlisting id $199,000 Active 1 DOM
3. 2026-06-02
   days on market $199,000 Active 10 DOM
4. 2026-06-01
   days on market $199,000 Active 9 DOM
5. 2026-05-31
   days on market $199,000 Active 8 DOM
6. 2026-05-30
   days on market $199,000 Active 7 DOM
7. 2026-05-22
   listed $199,000 Active

   Show marketing remark (239 chars)

   3 Bed, 2 Bath Manufactured home tucked away in wooded area on 1.6 acres. Nice layout with island kitchen, master suite, fireplace, and 4 car garage. Immeditate possession after closing. Seller is a licensed broker in the State of Michigan.

8. 2026-05-22
   listed $199,000 Active 239-char remark

   Show marketing remark (239 chars)

   3 Bed, 2 Bath Manufactured home tucked away in wooded area on 1.6 acres. Nice layout with island kitchen, master suite, fireplace, and 4 car garage. Immeditate possession after closing. Seller is a licensed broker in the State of Michigan.

9. 2026-05-22
   listed $199,000 Active 239-char remark

   Show marketing remark (239 chars)

   3 Bed, 2 Bath Manufactured home tucked away in wooded area on 1.6 acres. Nice layout with island kitchen, master suite, fireplace, and 4 car garage. Immeditate possession after closing. Seller is a licensed broker in the State of Michigan.

10. 2025-12-29
    historical
11. 2025-10-29
    historical Active Under Contract
12. 2025-10-27
    historical Accepting Backup Offers
13. 2025-10-27
    historical
14. 2025-10-04
    price $229,900
15. 2025-10-03
    price $229,900
16. 2025-10-03
    price $229,900
17. 2025-09-03
    price $235,000
18. 2025-09-02
    price $235,000
19. 2025-09-02
    price $235,000
20. 2025-08-18
    listed $249,900 Active
21. 2025-08-18
    listed $249,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $474 · $40/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$1,295/yr (+$108/mo · 273.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,479
• − Mortgage interest: −$11,147
• − Property taxes: −$474
• − Insurance: −$995
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$5,789
• Taxable loss: −$3,723
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $710/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.

Schools (NCES district)

• District: Edwardsburg Public Schools
• NCES district ID: 2612990
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $55,372
• Composite: 50.29/100
• National rank: #1883
• State rank: #52 of 540 in MI

Livability — Edwardsburg

• Score: 74/100
• State rank: #166
• US rank: #4375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,436

Population outlook (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.26%
• Current HPI: 183.898
• 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

-20.4% since first listed

15 events — show timeline

• 2026-05-22 Listed $199,000 REALCOMP
• 2026-05-22 Listed $199,000 MiRealSource-MiMLS
• 2026-05-22 Listed $199,000 SW Michigan MLS
• 2025-12-29 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Contingent — REALCOMP
• 2025-10-27 Contingent — MiRealSource-MiMLS
• 2025-10-27 Listing Removed — REALCOMP
• 2025-10-04 Price Changed $229,900 MiRealSource-MiMLS
• 2025-10-03 Price Changed $229,900 REALCOMP
• 2025-10-03 Price Changed $229,900 SW Michigan MLS
• 2025-09-03 Price Changed $235,000 MiRealSource-MiMLS
• 2025-09-02 Price Changed $235,000 REALCOMP
• 2025-09-02 Price Changed $235,000 SW Michigan MLS
• 2025-08-18 Listed $249,900 REALCOMP
• 2025-08-18 Listed $249,900 MiRealSource-MiMLS

Property tax history

-9.7%/yr

Latest (2025): $474 · -56.4% YoY. Source: county tax records.