69205 Garver Lake Rd Lot 72 · Edwardsburg, MI 49112

$79,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 9 Days on market

Built 2001 Good condition $49/sqft · 8% above area Est $74k · 8% over

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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
• Schools +5.0/10.0
• ARV discount +4.0/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-cared-for 3-bedroom, 2-bath home in Colonial Acres. Thoughtfully updated and truly move-in ready, this property offers a blend of comfort and low-maintenance living. Step inside to find inviting living spaces and enjoy the added bonus of a storage shed--perfect for keeping everything organized. Monthly lot rent is $475, and park approval is required. Don't miss your chance to make this charming home your own--schedule a showing today!

Key facts

• Storage shed
• Built 2001
• Listed 8 days

Tags

• STORAGE SHED

Property features AI

Exterior

• Utilities: Natural gas connected
• Home design: Ranch-style residence; Residential property
• Construction: Built in 2001; Vinyl siding; Composition roof
• Exterior features: Paved road access

Interior

• Kitchen: Kitchen (16 x 13); Dishwasher; Oven; Refrigerator
• Bedrooms: Primary bedroom (14 x 13); Bedroom 2 (11 x 10); Bedroom 3 (13 x 10)
• Bathrooms: 2 full bathrooms; Primary bathroom (13 x 8); Bathroom 1 (5 x 9)
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Total of 9 rooms; Basement (other type)
• Laundry & utility: Laundry room (13 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 15.3% 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 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 $79,900

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. 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?
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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $74,151
• List price: $79,900
• Delta: 7.75%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69205 Garver Lake Rd #95	0.00mi	3/2.0	1,600 (-1%)	12mo	$74,900	$47	88

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $25,437
• Equity at exit: $11,913

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $71,637
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $602

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 54%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $79,900 Active 9 DOM
2. 2026-06-18
   days on market $79,900 Active 8 DOM
3. 2026-06-17
   days on market $79,900 Active 7 DOM
4. 2026-06-16
   days on market $79,900 Active 6 DOM
5. 2026-06-15
   days on market $79,900 Active 5 DOM
6. 2026-06-14
   days on market $79,900 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $79,900 Active 2 DOM
8. 2026-06-10
   days on market $79,900 Active 76 DOM

   Show marketing remark (464 chars)

   Welcome home to this well-cared-for 3-bedroom, 2-bath home in Colonial Acres. Thoughtfully updated and truly move-in ready, this property offers a blend of comfort and low-maintenance living. Step inside to find inviting living spaces and enjoy the added bonus of a storage shed--perfect for keeping everything organized. Monthly lot rent is $475, and park approval is required. Don't miss your chance to make this charming home your own--schedule a showing today!

9. 2026-06-09
   days on market $79,900 Active 75 DOM
10. 2026-06-08
    days on market $79,900 Active 74 DOM
11. 2026-06-07
    days on market $79,900 Active 73 DOM
12. 2026-06-05
    days on market $79,900 Active 70 DOM
13. 2026-06-03
    days on market $79,900 Active 69 DOM
14. 2026-06-02
    days on market $79,900 Active 68 DOM
15. 2026-06-01
    days on market $79,900 Active 67 DOM
16. 2026-05-31
    days on market $79,900 Active 66 DOM
17. 2026-05-30
    days on market $79,900 Active 65 DOM
18. 2026-03-26
    listed $79,900 Active 465-char remark
19. 2026-03-26
    listed $79,900 Active 464-char remark
20. 2026-03-26
    listed $79,900 Active

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

Taxation est. · year 1

• Rental income: $17,537
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$2,324
• Taxable income: $6,333
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,708/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is move-in ready with updated kitchens and bathrooms, and a good condition exterior. Minor updates to the exterior siding and carpet would further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet in bedrooms — Improves comfort and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑

ⓘ 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: 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

+0.0% since first listed

7 events — show timeline

• 2026-06-10 Listed $79,900 REALCOMP
• 2026-06-10 Listing Removed — MiRealSource-MiMLS
• 2026-06-10 Listed $79,900 MiRealSource-MiMLS
• 2026-06-10 Listed $79,900 SW Michigan MLS
• 2026-06-09 Listing Removed — REALCOMP
• 2026-03-26 Listed $79,900 REALCOMP
• 2026-03-26 Listed $79,900 MiRealSource-MiMLS