425 Cedar Brk #108 · Reynolds, MI 49329

$40,800

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

Built 2026 Good condition $28/sqft · 75% below 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 +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, a clubhouse, a basketball court, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Basketball court
• Community events

Tags

• COMMUNITY EVENTS
• CLUBHOUSE
• BASKETBALL COURT

Property features AI

Finance

• Other: Listing status: Active; Listing provided by Zillow
• Financial info: List price reported at 40,800

Exterior

• Utilities: Natural gas available; Central air conditioning
• Home design: Spec plan (Plan 93732); Address: 425 Cedar Brk #108, Howard City, MI 49329
• Exterior features: Living area of 1456 (reported)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $41k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tri County Area Schools (rural): math 26% / reading 42% proficiency, ranked #302 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $282 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montcalm County population projected at -17% 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $40,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.52% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.64%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (median comp): $162,309
• List price: $40,800
• Delta: -74.86%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6169 Maple Hill Rd	0.51mi	4/2.0 (+1)	1,620 (+11%)	17mo	$249,900	$154	38

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: 54.0%
• Equity multiple: 3.38×
• Total profit: $27,143
• Equity at exit: $6,083

10-year hold

• IRR: 59.1%
• Equity multiple: 6.88×
• Total profit: $67,142
• Equity at exit: $3,528

Cash invested: $11,424 (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 49329

• Home prices YoY: -15.6%
• Active inventory: 77
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$214
• Tax est. 1.5%: −$51 /mo · $612/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $530

Break-even live

Break-even rent $357

Max offer price $40,800

Occupancy floor 43%

Sensitivity live

Price	-10% $558	-5% $544	+0% $530	+5% $516	+10% $502
Rent	-10% $449	-5% $489	+0% $530	+5% $570	+10% $611
Rate	-1.0pp $550	-0.5pp $540	base $530	+0.5pp $519	+1.0pp $508

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: $10,200
• Closing costs: $1,224
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on marketlisting id $40,800 Active 1 DOM
2. 2026-06-18
   days on market $40,800 Active 56 DOM
3. 2026-06-17
   days on market $40,800 Active 55 DOM
4. 2026-06-16
   days on market $40,800 Active 54 DOM
5. 2026-06-15
   days on market $40,800 Active 53 DOM
6. 2026-06-13
   days on market $40,800 Active 51 DOM
7. 2026-06-12
   days on market $40,800 Active 50 DOM
8. 2026-06-09
   days on market $40,800 Active 47 DOM
9. 2026-06-08
   days on market $40,800 Active 46 DOM
10. 2026-06-07
    days on market $40,800 Active 45 DOM
11. 2026-06-07
    days on market $40,800 Active 44 DOM
12. 2026-06-04
    days on market $40,800 Active 41 DOM
13. 2026-06-02
    days on market $40,800 Active 40 DOM
14. 2026-06-01
    price $40,800 Active 39 DOM
15. 2026-06-01
    days on market $40,300 Active 39 DOM
16. 2026-05-31
    days on market $40,300 Active 38 DOM
17. 2026-05-31
    days on market $40,300 Active 37 DOM
18. 2026-04-23
    listed $40,300 Active 405-char remark

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,329
• − Mortgage interest: −$2,285
• − Property taxes: −$612
• − Insurance: −$204
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,187
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $4,900/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 · 10 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed. Painting the exterior and updating the flooring and kitchen would significantly increase its resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring — improves aesthetics and value
• Both update kitchen cabinets — modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring — improves aesthetics and value ↑
• Both update kitchen cabinets — modernizes and increases 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: Tri County Area Schools
• NCES district ID: 2633930
• Math proficiency: 26% ▼ -2.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $48,772
• Composite: 29.34/100
• National rank: #6542
• State rank: #302 of 540 in MI

Livability — Reynolds

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

Census & demographics

• Census place: Howard City, MI
• Population (ZIP): 9,030

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.56%
• Current HPI: 305.7702
• 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