2 Bed 2 Bath Single Section Plan · Chums Corner, MI 49685

$68,900

2 bd · 2.0 ba · 896 sqft · Manufactured · 318 Days on market

Poor condition

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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
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

Key facts

• West end beach
• Lake michigan
• Clinch park

Tags

• SILVER LAKE RECREATION AREA
• LAKE MICHIGAN
• GRAND TRAVERSE BAY
• WEST END BEACH
• CLINCH PARK
• BARBECUE AND PAVILION AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 1.5% in Chums Corner — 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 67/100 on livability (#400 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Traverse City Area Public Schools (town): math 45% / reading 56% proficiency, ranked #94 of 540 in MI (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 229 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 883 units permitted in Grand Traverse County in 2024 (501 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grand Traverse County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 156% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 2.26% ✓
• Cap rate: 19.45%
• Cash-on-cash: 46.99%
• DSCR: 3.09
• GRM: 3.7

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: 44.3%
• Equity multiple: 2.92×
• Total profit: $36,978
• Equity at exit: $10,273

10-year hold

• IRR: 50.3%
• Equity multiple: 5.89×
• Total profit: $94,256
• Equity at exit: $5,957

Cash invested: $19,292 (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 49685

• Active inventory: 229
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $756

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 47%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4418 E Daisy Ln Unit 156 Traverse City, MI	2.0	2.0	896	$1,649	$1.84	43d	1	0.10mi
4170 Lilac Ln Unit 905 Traverse City, MI	3.0	2.0	1120	$1,419	$1.27	43d	1	0.12mi

Listing history 24 events

1. 2026-06-19
   days on market $68,900 Active 318 DOM
2. 2026-06-18
   days on market $68,900 Active 317 DOM
3. 2026-06-17
   days on market $68,900 Active 316 DOM
4. 2026-06-16
   days on market $68,900 Active 315 DOM
5. 2026-06-15
   days on market $68,900 Active 314 DOM
6. 2026-06-14
   days on market $68,900 Active 312 DOM
7. 2026-06-12
   days on market $68,900 Active 311 DOM
8. 2026-06-09
   days on market $68,900 Active 308 DOM
9. 2026-06-08
   days on market $68,900 Active 307 DOM
10. 2026-06-07
    days on market $68,900 Active 306 DOM
11. 2026-06-03
    days on market $68,900 Active 302 DOM
12. 2026-06-02
    days on market $68,900 Active 301 DOM
13. 2026-06-01
    days on market $68,900 Active 300 DOM
14. 2026-05-31
    days on market $68,900 Active 299 DOM
15. 2026-05-30
    days on market $68,900 Active 298 DOM
16. 2026-04-24
    price $68,900 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

17. 2026-01-08
    price $69,900 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

18. 2025-12-04
    status Active 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

19. 2025-12-04
    price $71,900 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

20. 2025-11-21
    historical 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

21. 2025-09-21
    status Active 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

22. 2025-09-21
    price $27,900 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

23. 2025-06-29
    historical 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

24. 2025-04-30
    listed $26,900 Active 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to Meadow Lane - Where Convenience Meets Comfort! Discover the perfect blend of location and lifestyle at Meadow Lane. Situated near popular restaurants, shopping, and entertainment, your next adventure is always around the corner. Enjoy the proximity to Traverse City Area Public Schools. Outdoor enthusiasts will love being close to Silver Lake Recreation Area, the Grand Traverse Natural Education Reserve, and the beautiful shores of Lake Michigan at Grand Traverse Bay, West End Beach, and Clinch Park. Our community offers first-rate amenities, including a barbecue and pavilion area, basketball court, clubhouse, mail center, pickleball court, and a pet-friendly environment for your furry friends. With an on-site management and maintenance team, as well as a sales office, we ensure a seamless experience for all residents. If you're searching for a peaceful community with exciting amenities in a convenient location, look no further than Meadow Lane. Schedule a private tour today and discover how convenience and comfort go hand in hand!

ⓘ 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: $18,709
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$2,004
• Taxable income: $8,474
• Est. tax owed @ 24.0%: −$2,034
• After-tax cash flow: $7,032/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including exterior siding, roof, and interior work. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but snow cover makes inspection difficult
• Major interior walls/paint — No visible interior, but snow cover makes inspection difficult
• Major windows — No visible windows, but snow cover makes inspection difficult
• Major HVAC/mechanicals — No visible HVAC/mechanicals, but snow cover makes inspection difficult
• Major landscaping/curb appeal — No visible landscaping/curb appeal, but snow cover makes inspection difficult

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and structural integrity
• Both roof repair — Prevents water damage and extends home life
• Both interior painting — Enhances interior aesthetics and value
• Both window replacement — Improves energy efficiency and curb appeal
• Both HVAC system upgrade — Enhances comfort and energy efficiency
• Both landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but snow cover makes inspection difficult	Major	$15,000–50,000
interior walls/paint · No visible interior, but snow cover makes inspection difficult	Major	$15,000–50,000
windows · No visible windows, but snow cover makes inspection difficult	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, but snow cover makes inspection difficult	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal, but snow cover makes inspection difficult	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both roof repair — Prevents water damage and extends home life ↑
• Both interior painting — Enhances interior aesthetics and value ↑
• Both window replacement — Improves energy efficiency and curb appeal ↑
• Both HVAC system upgrade — Enhances comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances curb appeal and property 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: Traverse City Area Public Schools
• NCES district ID: 2633870
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $53,645
• Composite: 43.51/100
• National rank: #2990
• State rank: #94 of 540 in MI

Livability — Chums Corner

• Score: 67/100
• State rank: #400
• US rank: #10826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,297

Population outlook (Grand Traverse County) Hauer SSP2

• Today (2025): 102,241 people
• By 2030: 107,172 · +4.8%
• By 2040: 115,676 · +13.1%
• By 2050: 122,377 · +19.7%
• By 2075: 136,554 · +33.6%
• By 2100: 137,871 · +34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 4% Portuguese 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Grand Traverse

• 2024 margin: Toss-up / Even · D 48.3% · R 50.1% · Other 1.6%
• 2008→2024 swing: +1.3pp toward D · 2008: -3.0pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+3.0 2016: R+12.5 2012: R+11.8 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -208.83%
• Current HPI: 351.3678
• 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

+156.1% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $68,900 Zillow
• 2026-01-08 Price Changed $69,900 Zillow
• 2025-12-04 Price Changed $71,900 Zillow
• 2025-12-04 Relisted — Zillow
• 2025-11-21 Delisted — Zillow
• 2025-09-21 Price Changed $27,900 Zillow
• 2025-09-21 Relisted — Zillow
• 2025-06-29 Delisted — Zillow
• 2025-04-30 Listed $26,900 Zillow