1730 Fay St SE · Lowell, MI 49331

$49,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 16 Days on market

Built 1987 Fair condition $58/sqft · 21% above area Est $41k · 21% over $582/mo HOA · 32% of rent

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Why this score? — see what drove the C+ 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
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1730 Fay St located in Key Heights manufactured home park. This home is in the cute town of Lowell, just 20 minutes from Grand Rapids. This 2 bedroom 2 bath open floor plan home has it all. The large sunroom that looks out into the peaceful neighborhood, an attached garage, covered porch and to top it off, a large shed with plenty of storage. The park is just a walk away from town. Also the amenities include a large park around the corner, a large playground next to the underground pool. Don't miss out. Schedule your private showing today!!! Ask about financing options

Key facts

• Covered porch
• Sunroom
• Large shed

Tags

• SUNROOM
• COVERED PORCH
• LARGE SHED

Property features AI

Finance

• Other: Living area listed as 840; Directions available to the property
• HOA & community: Community amenities include meeting room, playground, and pool; Pets allowed; Monthly association fee (includes water, trash, snow removal)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Natural gas water heater
• Home design: Ranch-style residence; Residential property; Built in 1987
• Construction: Aluminum siding; Vinyl siding; Slab basement
• Exterior features: Paved road access; Shed(s)

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Garage door opener; Pantry; Five total rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $49k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 2.9% in Lowell — 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 80/100 on livability (#76 in MI, #1,669 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lowell Area Schools (rural): math 51% / reading 64% proficiency, ranked #51 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.66% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.40%
• DSCR: 2.93
• GRM: 2.3

CMA / ARV

• ARV (median comp): $40,564
• List price: $49,000
• Delta: 20.80%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1873 Veronica St SE	0.20mi	2/2.0	924 (+10%)	11mo	$60,400	$65	65
11274 Ann St SE	0.29mi	2/1.0	793 (-6%)	11mo	$30,000	$38	64

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: 40.7%
• Equity multiple: 2.75×
• Total profit: $24,047
• Equity at exit: $7,306

10-year hold

• IRR: 47.1%
• Equity multiple: 5.61×
• Total profit: $63,195
• Equity at exit: $4,237

Cash invested: $13,720 (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 49331

• Home prices YoY: -31.2%
• Active inventory: 116
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$582
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $496

Break-even live

Break-even rent $1,165

Max offer price $49,000

Occupancy floor 67%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11443 Boulder Dr SE Lowell, MI	2.0	2.0	953	$1,650	$1.73	2d	1	0.56mi
11731 Boulder Dr SE Lowell, MI	1.0–2.0	1.0–2.0	1081	$1,985	$1.84	2d	2	0.68mi
1711 Alden Nash Ave SE Lowell, MI	2.0	1.0	960	$1,800	$1.88	43d	1	0.92mi

HOA detail

• Monthly dues: $582 · $6,984/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-13
   listed $49,000 Active 586-char remark

   Show marketing remark (586 chars)

   Welcome to 1730 Fay St located in Key Heights manufactured home park. This home is in the cute town of Lowell, just 20 minutes from Grand Rapids. This 2 bedroom 2 bath open floor plan home has it all. The large sunroom that looks out into the peaceful neighborhood, an attached garage, covered porch and to top it off, a large shed with plenty of storage. The park is just a walk away from town. Also the amenities include a large park around the corner, a large playground next to the underground pool. Don't miss out. Schedule your private showing today!!! Ask about financing options

2. 2026-05-13
   listed $49,000 Active 597-char remark

   Show marketing remark (586 chars)

   Welcome to 1730 Fay St located in Key Heights manufactured home park. This home is in the cute town of Lowell, just 20 minutes from Grand Rapids. This 2 bedroom 2 bath open floor plan home has it all. The large sunroom that looks out into the peaceful neighborhood, an attached garage, covered porch and to top it off, a large shed with plenty of storage. The park is just a walk away from town. Also the amenities include a large park around the corner, a large playground next to the underground pool. Don't miss out. Schedule your private showing today!!! Ask about financing options

3. 2026-05-13
   listed $49,000 Active

   Show marketing remark (586 chars)

   Welcome to 1730 Fay St located in Key Heights manufactured home park. This home is in the cute town of Lowell, just 20 minutes from Grand Rapids. This 2 bedroom 2 bath open floor plan home has it all. The large sunroom that looks out into the peaceful neighborhood, an attached garage, covered porch and to top it off, a large shed with plenty of storage. The park is just a walk away from town. Also the amenities include a large park around the corner, a large playground next to the underground pool. Don't miss out. Schedule your private showing today!!! Ask about financing options

ⓘ 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: $21,521
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$6,984
• − Depreciation: −$1,425
• Taxable income: $5,944
• Est. tax owed @ 24.0%: −$1,426
• After-tax cash flow: $4,528/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 · 20 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severe wear and tear
• Major bathroom fixtures — dated and worn
• Moderate exterior siding — moderate wear
• Major flooring — carpeted floors in need of replacement
• Major interior paint — severe peeling and wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace carpeted flooring — improves living space and adds value
• Resale repair and paint exterior siding — enhances curb appeal and adds value
• Resale replace kitchen cabinets — modernizes kitchen and adds value
• Resale replace bathroom fixtures — modernizes bathroom and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear and tear	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
flooring · carpeted floors in need of replacement	Major	$15,000–50,000
interior paint · severe peeling and wear	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace carpeted flooring — improves living space and adds value ↑
• Resale repair and paint exterior siding — enhances curb appeal and adds value ↑
• Resale replace kitchen cabinets — modernizes kitchen and adds value ↑
• Resale replace bathroom fixtures — modernizes bathroom and adds 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: Lowell Area Schools
• NCES district ID: 2622050
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $64,828
• Composite: 50.37/100
• National rank: #1873
• State rank: #51 of 540 in MI

Livability — Lowell

• Score: 80/100
• State rank: #76
• US rank: #1669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,419

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 16% Romanian 8% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.98%
• Current HPI: 266.8058
• 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

6 events — show timeline

• 2026-05-29 Pending — REALCOMP
• 2026-05-29 Pending — MiRealSource-MiMLS
• 2026-05-29 Pending — SW Michigan MLS
• 2026-05-13 Listed $49,000 REALCOMP
• 2026-05-13 Listed $49,000 SW Michigan MLS
• 2026-05-13 Listed $49,000 MiRealSource-MiMLS