1485 Zuider Rd · Holt, MI 48842

$55,000

4 bd · 1.0 ba · 1,600 sqft · Other public records · 66 Days on market

Built 1980 $500/mo HOA · 22% of rent ↓ 8% since listing

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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
• Rent growth +4.5/5.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

Key facts

• Garage
• Community pool
• Built 1980

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.7% vs local median 3.6% in Holt — 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 84/100 on livability (#37 in MI, #733 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• Holt Public Schools (suburban): math 28% / reading 46% proficiency, ranked #236 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.0%/yr); 75 active listings in the ZIP; solid renter incomes; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 30% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ingham County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 4.08% ✓
• Cap rate: 25.73%
• Cash-on-cash: 69.43%
• DSCR: 4.09
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 76.8%
• Equity multiple: 4.90×
• Total profit: $60,025
• Equity at exit: $8,201

10-year hold

• IRR: 82.3%
• Equity multiple: 12.73×
• Total profit: $180,651
• Equity at exit: $4,755

Cash invested: $15,400 (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 48842

• Rents YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$500
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $891

Break-even live

Break-even rent $1,114

Max offer price $55,000

Occupancy floor 55%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: watertrashpool

Listing history 9 events

1. 2026-05-15
   price $55,000
2. 2026-05-14
   price $55,000 1009-char remark

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

3. 2026-05-14
   price $55,000

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

4. 2026-04-27
   price $58,500

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

5. 2026-04-27
   price $58,500 1009-char remark

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

6. 2026-04-27
   price $58,500

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

7. 2026-03-23
   listed $60,000 Active 1009-char remark

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

8. 2026-03-23
   listed $60,000 Active

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

9. 2026-03-23
   listed $60,000 Active

   Show marketing remark (1009 chars)

   Looking For An Affordable, Move-In Ready Home In A Prime Location? This Spacious 4-Bedroom, 2-Bath Home In Desirable Holt, Michigan Offers The Perfect Blend Of Comfort And Convenience At A Great Value. The Home Features An Enclosed Porch, A Carport, And A Storage Shed For Added Functionality. A Durable Metal Roof Installed In 2019 Provides Peace Of Mind, And All Appliances Are Included--Making This A Truly Turnkey Opportunity. Located In The Welcoming Windmill Mobile Home Park, Residents Enjoy Access To Amenities Such As A Community Pool, Playground, Horseshoe Pits, And Convenient On-Site Public Transportation. The Community Also Features A Backup Generator For Added Reliability, And Management May Install Asphalt In The Driveway. Subsidized Housing Is Welcome. Water And Trash Are Included In The Lot Rent, Helping Keep Monthly Expenses Predictable. Even Better, The Lot Rent Is Just $500 Per Month (Home Not Included), Making This An Exceptional Opportunity For Affordable Living In Today's Market

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,903
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − HOA: −$6,000
• − Depreciation: −$1,600
• Taxable income: $10,817
• Est. tax owed @ 24.0%: −$2,596
• After-tax cash flow: $8,096/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: Holt Public Schools
• NCES district ID: 2618480
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $57,705
• Composite: 32.68/100
• National rank: #5653
• State rank: #236 of 540 in MI

Livability — Holt

• Score: 84/100
• State rank: #37
• US rank: #733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holt, MI
• County: Ingham County · 237,052 people
• City population: 21,945
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 21,945
• Household income: $88,340
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 545.0

Population outlook (Ingham County) Hauer SSP2

• Today (2025): 300,362 people
• By 2030: 307,808 · +2.5%
• By 2040: 320,492 · +6.7%
• By 2050: 333,223 · +10.9%
• By 2075: 373,693 · +24.4%
• By 2100: 392,021 · +30.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Hispanic / Latino 7% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Vietnam, Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Vietnamese 1% Spanish 1%

Political lean MEDSL · Ingham

• 2024 margin: Strong D (+29.7) · D 63.9% · R 34.2% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: 33.3pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+32.2 2016: D+27.6 2012: D+27.9 2008: D+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.41%
• Current HPI: 208.5101
• Rent YoY: ▲ 8.03%
• Metro: Lansing-East Lansing, MI
• 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

-8.3% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $55,000 MiRealSource-MiMLS
• 2026-05-14 Price Changed $55,000 REALCOMP
• 2026-05-14 Price Changed $55,000 SW Michigan MLS
• 2026-04-27 Price Changed $58,500 MiRealSource-MiMLS
• 2026-04-27 Price Changed $58,500 REALCOMP
• 2026-04-27 Price Changed $58,500 SW Michigan MLS
• 2026-03-23 Listed $60,000 REALCOMP
• 2026-03-23 Listed $60,000 SW Michigan MLS
• 2026-03-23 Listed $60,000 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $90 · +3.1% YoY. Source: county tax records.