20101 Tamarack Dr · Reynolds, MI 49329

$45,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 106 Days on market

Built 1996 $35/sqft · 83% below area $450/mo HOA · 45% 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 +16.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2-bathroom manufactured home in Howard City! New Roof!!! Featuring an open floor plan, the home offers a large living room that flows into a bright kitchen with ample cabinetry and counter space. The primary suite includes a private full bath, while two additional bedrooms and another full bathroom provide plenty of extra space. Set on a quiet lot, this property offers a comfortable lifestyle with easy access to local amenities and US-131 for commuting. With modern updates and room to personalize, this home is move-in ready and waiting for its next owner! Owner is licensed realtor in the state of MI.

Key facts

• Bright kitchen
• Open floor plan
• Ample cabinetry

Tags

• NEW ROOF
• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• BRIGHT KITCHEN
• AMPLE CABINETRY
• PRIVATE FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $30 ($360/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 75 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 $311 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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 7 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 45% of rent.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.22% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 3.7

CMA / ARV

• ARV (median comp): $264,241
• List price: $45,000
• Delta: -82.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-5,091
• Equity at exit: $6,710

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-791
• Equity at exit: $3,891

Cash invested: $12,600 (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: 75
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$450
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $30

Break-even live

Break-even rent $963

Max offer price $45,000

Occupancy floor 92%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 26 events

1. 2026-06-09
   days on market $45,000 Active 106 DOM
2. 2026-06-08
   days on market $45,000 Active 105 DOM
3. 2026-06-07
   days on market $45,000 Active 104 DOM
4. 2026-06-07
   days on market $45,000 Active 103 DOM
5. 2026-06-04
   days on market $45,000 Active 100 DOM
6. 2026-06-02
   days on market $45,000 Active 99 DOM
7. 2026-06-01
   days on market $45,000 Active 98 DOM
8. 2026-05-31
   days on market $45,000 Active 97 DOM
9. 2026-05-31
   days on market $45,000 Active 96 DOM
10. 2026-02-23
    listed $45,000 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom manufactured home in Howard City! New Roof!!! Featuring an open floor plan, the home offers a large living room that flows into a bright kitchen with ample cabinetry and counter space. The primary suite includes a private full bath, while two additional bedrooms and another full bathroom provide plenty of extra space. Set on a quiet lot, this property offers a comfortable lifestyle with easy access to local amenities and US-131 for commuting. With modern updates and room to personalize, this home is move-in ready and waiting for its next owner! Owner is licensed realtor in the state of MI.

11. 2026-02-23
    listed $45,000 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom manufactured home in Howard City! New Roof!!! Featuring an open floor plan, the home offers a large living room that flows into a bright kitchen with ample cabinetry and counter space. The primary suite includes a private full bath, while two additional bedrooms and another full bathroom provide plenty of extra space. Set on a quiet lot, this property offers a comfortable lifestyle with easy access to local amenities and US-131 for commuting. With modern updates and room to personalize, this home is move-in ready and waiting for its next owner! Owner is licensed realtor in the state of MI.

12. 2026-02-23
    listed $45,000 Active

    Show marketing remark (643 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom manufactured home in Howard City! New Roof!!! Featuring an open floor plan, the home offers a large living room that flows into a bright kitchen with ample cabinetry and counter space. The primary suite includes a private full bath, while two additional bedrooms and another full bathroom provide plenty of extra space. Set on a quiet lot, this property offers a comfortable lifestyle with easy access to local amenities and US-131 for commuting. With modern updates and room to personalize, this home is move-in ready and waiting for its next owner! Owner is licensed realtor in the state of MI.

13. 2026-02-21
    historical
14. 2026-02-20
    historical
15. 2025-12-02
    listed $48,900 Active
16. 2025-12-02
    listed $48,900 Active
17. 2025-12-02
    historical
18. 2025-12-01
    historical
19. 2025-11-21
    price $48,900
20. 2025-11-20
    price $48,900
21. 2025-11-20
    price $48,900
22. 2025-09-22
    listed $49,900 Active
23. 2025-09-22
    listed $49,900 Active
24. 2025-08-04
    soldstatus $360,000
25. 2021-09-24
    soldstatus $215,000
26. 2014-04-03
    soldstatus $45,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,015
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$961
• − Management: −$961
• − HOA: −$5,400
• − Depreciation: −$1,309
• Taxable loss: −$38
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $369/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.

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

• 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

Price history

+0.0% since first listed

17 events — show timeline

• 2026-02-23 Listed $45,000 REALCOMP
• 2026-02-23 Listed $45,000 SW Michigan MLS
• 2026-02-23 Listed $45,000 MiRealSource-MiMLS
• 2026-02-21 Listing Removed — MiRealSource-MiMLS
• 2026-02-20 Listing Removed — REALCOMP
• 2025-12-02 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Listed $48,900 REALCOMP
• 2025-12-02 Listed $48,900 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-11-21 Price Changed $48,900 MiRealSource-MiMLS
• 2025-11-20 Price Changed $48,900 REALCOMP
• 2025-11-20 Price Changed $48,900 SW Michigan MLS
• 2025-09-22 Listed $49,900 REALCOMP
• 2025-09-22 Listed $49,900 MiRealSource-MiMLS
• 2025-08-04 Sold (Public Records) $360,000 Public Records
• 2021-09-24 Sold (Public Records) $215,000 Public Records
• 2014-04-03 Sold (Public Records) $45,000 Public Records