4205 Hills Haven Rd #80 · Buchanan, MI 49107

$64,100

2 bd · 2.0 ba · 896 sqft · Manufactured · 39 Days on market

Built 2026 Good condition $72/sqft · 358% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 2 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a playground, and . 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

• Modern bathroom
• Premium entry doors
• Built 2026

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES

Property features AI

Finance

• Other: Living area approximately 896; Listing status: Active; Listing last modified May 13, 2026
• Financial info: List price $63,600

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec home (Plan 92971); Located at 4205 Hills Haven Rd #80, Buchanan, MI

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.6% in Buchanan — 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 75/100 on livability (#152 in MI, #3,811 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment D-.
• Buchanan Community Schools (suburban): math 40% / reading 56% proficiency, ranked #125 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buchanan Middle School (math 37% / reading 55%, grade D+, #155 of 493 statewide, top 32%, 331 students, 51% FRL); Buchanan High School (math 32% / reading 62%, grade D-, #187 of 713 statewide, top 29%, 522 students, 38% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 397 units permitted in Berrien County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $443 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Berrien County population projected at -16% 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,177 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. 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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $14,000
• List price: $64,100
• Delta: 357.86%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $5,161
• Equity at exit: $9,558

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $24,552
• Equity at exit: $5,542

Cash invested: $17,948 (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 49107

• Active inventory: 69
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $962/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $244

Break-even live

Break-even rent $561

Max offer price $64,100

Occupancy floor 67%

Sensitivity live

Price	-10% $288	-5% $266	+0% $244	+5% $222	+10% $200
Rent	-10% $175	-5% $210	+0% $244	+5% $278	+10% $313
Rate	-1.0pp $276	-0.5pp $260	base $244	+0.5pp $227	+1.0pp $210

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: $16,025
• Closing costs: $1,923
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $64,100 Active 39 DOM
2. 2026-06-19
   days on market $64,100 Active 37 DOM
3. 2026-06-18
   days on market $64,100 Active 36 DOM
4. 2026-06-17
   days on market $64,100 Active 35 DOM
5. 2026-06-16
   days on market $64,100 Active 34 DOM
6. 2026-06-15
   days on market $64,100 Active 33 DOM
7. 2026-06-14
   days on market $64,100 Active 31 DOM
8. 2026-06-13
   days on market $64,100 Active 30 DOM
9. 2026-06-10
   days on market $64,100 Active 28 DOM
10. 2026-06-09
    days on market $64,100 Active 27 DOM
11. 2026-06-08
    days on market $64,100 Active 26 DOM
12. 2026-06-07
    days on market $64,100 Active 25 DOM
13. 2026-06-05
    days on market $64,100 Active 22 DOM
14. 2026-06-03
    days on market $64,100 Active 21 DOM
15. 2026-06-02
    days on market $64,100 Active 20 DOM
16. 2026-06-01
    pricedays on market $64,100 Active 19 DOM
17. 2026-05-31
    days on market $63,600 Active 18 DOM
18. 2026-05-30
    days on market $63,600 Active 17 DOM
19. 2026-05-13
    listed $63,600 Active 460-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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,434
• − Mortgage interest: −$3,591
• − Property taxes: −$962
• − Insurance: −$320
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,865
• Taxable income: $2,027
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $2,440/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 · 2 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a well-maintained exterior and interior. A fresh coat of paint and some landscaping improvements can further enhance its value.

Value-add opportunities

• Both Paint the exterior — Fresh paint can enhance the home's curb appeal and value.
• Both Trim the bushes — Well-maintained landscaping can improve the home's curb appeal and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Fresh paint can enhance the home's curb appeal and value. ↑
• Both Trim the bushes — Well-maintained landscaping can improve the home's curb appeal 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: Buchanan Community Schools
• NCES district ID: 2607140
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $47,380
• Composite: 40.81/100
• National rank: #3636
• State rank: #125 of 540 in MI

Livability — Buchanan

• Score: 75/100
• State rank: #152
• US rank: #3811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,351

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 149,273 people
• By 2030: 145,211 · -2.7%
• By 2040: 135,435 · -9.3%
• By 2050: 125,543 · -15.9%
• By 2075: 103,986 · -30.3%
• By 2100: 82,256 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 4% Romanian 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Berrien

• 2024 margin: Lean R (+7.9) · D 45.4% · R 53.2% · Other 1.4%
• 2008→2024 swing: -13.3pp toward R · 2008: 5.5pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+7.4 2016: R+12.7 2012: R+6.6 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.28%
• Current HPI: 220.7718
• 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