1130 Fulham Ct · Leighton, MI 49348

$49,900

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 44 Days on market

Built 1998 Average condition 5,000 sqft lot $28/sqft · 22% below area Est $64k · 22% under ↓ 41% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

Key facts

• Double wide
• 3 decks
• Laundry room

Tags

• DOUBLE WIDE
• 3 DECKS
• SPACIOUS LIVING ROOM
• LAUNDRY ROOM
• DINING AREA
• BRAND NEW REFRIGERATOR

Property features AI

Finance

• HOA & community: Community association with pool

Exterior

• Utilities: Well water; Natural gas connected; Natural gas water heater; High-speed internet
• Home design: Residential property; Other architectural style; Built in 1998
• Construction: Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Corner lot; Located on a cul-de-sac; Paved road access; Pool available through association

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Window treatments; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $50k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (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.
• Wayland Union Schools (town): math 45% / reading 51% proficiency, ranked #110 of 540 in MI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $35k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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. 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: 3.10% ✓
• Cap rate: 27.43%
• Cash-on-cash: 75.48%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $63,865
• List price: $49,900
• Delta: -21.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4280 Scarborough Ave	0.06mi	4/2.0	1,596 (-11%)	8mo	$69,900	$44	73
4335 Tavistock Dr	0.19mi	4/2.0	1,568 (-12%)	3mo	$65,000	$41	67

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: 75.4%
• Equity multiple: 4.43×
• Total profit: $47,913
• Equity at exit: $7,440

10-year hold

• IRR: 79.1%
• Equity multiple: 9.15×
• Total profit: $113,893
• Equity at exit: $4,314

Cash invested: $13,972 (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 49348

• Active inventory: 94
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $879

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 38%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1132 Hunters Glen Blvd Wayland, MI	3.0	2.0	1478	$1,549	$1.05	3d	1	0.13mi

Listing history 20 events

1. 2026-06-18
   pricestatus $49,900 Active 44 DOM

   Show marketing remark (655 chars)

   Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

2. 2026-06-14
   statusdays on market $59,900 Pending 44 DOM
3. 2026-06-10
   days on market $59,900 Active 43 DOM
4. 2026-06-09
   days on market $59,900 Active 42 DOM
5. 2026-06-08
   days on market $59,900 Active 41 DOM
6. 2026-06-07
   days on market $59,900 Active 40 DOM
7. 2026-06-05
   days on market $59,900 Active 37 DOM
8. 2026-06-03
   days on market $59,900 Active 36 DOM
9. 2026-06-03
   days on market $59,900 Active 35 DOM
10. 2026-06-01
    days on market $59,900 Active 34 DOM
11. 2026-05-31
    days on market $59,900 Active 33 DOM
12. 2026-05-15
    price $69,900 655-char remark

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

13. 2026-05-15
    price $69,900 655-char remark

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

14. 2026-05-15
    price $69,900

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

15. 2026-05-03
    price $74,900 655-char remark

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

16. 2026-05-03
    price $74,900 655-char remark

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

17. 2026-05-03
    price $74,900

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

18. 2026-04-28
    listed $85,000 Active 655-char remark

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

19. 2026-04-28
    listed $85,000 Active 655-char remark

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

20. 2026-04-28
    listed $85,000 Active

    Show marketing remark (655 chars)

    Beautiful maintained mobile park, Hunters Glen includes a children's out door play ground, club house great for family gatherings, can be rented, work out room, walking distance to pool and mail boxes. This spacious double wide has 1792 sq feet, 4 bedrooms, 2 full baths, 3 decks, spacious living room, laundry room which includes washer & dryer, dining area has a slider to deck. Refrig. brand new, roof, 2 years old, furance, 1 year old, comes wth a shed. There is a pantry off the kitchen. Buyers need to be approved by the park. Lot rent includes plowing of the road, water, sewer and trash pick up. Home sits on a corner lot with a garden area.

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 17 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: $18,588
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$1,452
• Taxable income: $10,369
• Est. tax owed @ 24.0%: −$2,489
• After-tax cash flow: $8,058/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 · 3 photos

Average 55/100 Moderate rehab

This mobile home has average condition with some visible wear and tear. Moderate rehabilitation is needed, focusing on the deck railings and exterior painting to improve its resale and rental value.

Repairs flagged

• Major Deck railings — Rusty and damaged
• Minor Driveway cracks — Small cracks visible

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace deck railings — Improves safety and aesthetics
• Both Landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck railings · Rusty and damaged	Major	$15,000–50,000
Driveway cracks · Small cracks visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace deck railings — Improves safety and aesthetics ↑
• Both Landscaping — Enhances curb appeal and 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: Wayland Union Schools
• NCES district ID: 2635550
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $58,432
• Composite: 41.92/100
• National rank: #3359
• State rank: #110 of 540 in MI

Livability — Leighton

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

Census & demographics

• Population (ZIP): 13,607

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Iranian 24% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.52%
• Current HPI: 251.5261
• 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

-41.3% since first listed

21 events — show timeline

• 2026-06-18 Price Changed $49,900 MiRealSource-MiMLS
• 2026-06-18 Price Changed $49,900 REALCOMP
• 2026-06-18 Relisted — MiRealSource-MiMLS
• 2026-06-18 Relisted — REALCOMP
• 2026-06-18 Price Changed $49,900 SW Michigan MLS
• 2026-06-18 Relisted — SW Michigan MLS
• 2026-06-11 Pending — MiRealSource-MiMLS
• 2026-06-11 Pending — REALCOMP
• 2026-06-11 Pending — SW Michigan MLS
• 2026-05-20 Price Changed $59,900 MiRealSource-MiMLS
• 2026-05-19 Price Changed $59,900 REALCOMP
• 2026-05-19 Price Changed $59,900 SW Michigan MLS
• 2026-05-15 Price Changed $69,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $69,900 REALCOMP
• 2026-05-15 Price Changed $69,900 SW Michigan MLS
• 2026-05-03 Price Changed $74,900 MiRealSource-MiMLS
• 2026-05-03 Price Changed $74,900 REALCOMP
• 2026-05-03 Price Changed $74,900 SW Michigan MLS
• 2026-04-28 Listed $85,000 SW Michigan MLS
• 2026-04-28 Listed $85,000 REALCOMP
• 2026-04-28 Listed $85,000 MiRealSource-MiMLS