295 Cambridge Dr · Dimondale, MI 48821

$15,000

2 bd · 1.0 ba · 980 sqft · Other · 15 Days on market

Built 1984

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Check out this 1984 mobile home in Windsor Estates Mobile Home Community! This is a highly desired neighborhood, 5 minutes from downtown Dimondale! The neighborhood features an outdoor pool, a playground, and a clubhouse available for rental use. The home is 2 bedrooms, 1 bathroom - 980 square feet, plus a large three seasons room and covered front porch! The yard has an old 8 & Atilde; & mdash; 10 barn shed with overhead storage, and a patio area for a table and chairs. This home is situated on a perimeter lot with woods / no neighbors directly behind! There is currently an empty lot next door as well. Inside the home you will find a clean / working refrigerator, a ne

Key facts

• Outdoor pool
• Covered front porch
• Patio area

Tags

• OUTDOOR POOL
• PLAYGROUND
• LARGE THREE SEASONS ROOM
• COVERED FRONT PORCH
• PATIO AREA
• PERIMETER LOT WITH WOODS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $15k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#81 in MI, #1,708 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Potterville Public Schools (rural): math 20% / reading 39% proficiency, ranked #359 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Recommended offer $14,775 (1.5% below list)

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.49% ✓
• Cap rate: 50.03%
• Cash-on-cash: 156.20%
• DSCR: 7.95
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.71×
• Total profit: $32,402
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 18.41×
• Total profit: $73,103
• Equity at exit: $1,297

Cash invested: $4,200 (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 48821

• Home prices YoY: -33.0%
• Active inventory: 20
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $547

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 29%

Sensitivity live

Price	-10% $557	-5% $552	+0% $547	+5% $542	+10% $536
Rent	-10% $482	-5% $514	+0% $547	+5% $579	+10% $612
Rate	-1.0pp $554	-0.5pp $551	base $547	+0.5pp $543	+1.0pp $539

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $15,000 Active 1964-char remark

ⓘ 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: $9,879
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$436
• Taxable income: $6,722
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $4,947/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: Potterville Public Schools
• NCES district ID: 2629160
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $51,786
• Composite: 25.89/100
• National rank: #7341
• State rank: #359 of 540 in MI

Livability — Dimondale

• Score: 80/100
• State rank: #81
• US rank: #1708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,180
• Population (ZIP): 6,180

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.04%
• Current HPI: 184.7092
• 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