46 Bellwood · Swartz Creek, MI 48473

$49,995

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 21 Days on market

Built 1994 Fair condition Est $36k · 37% over $750/mo HOA · 47% 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• 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 home to this spacious and beautifully updated 3-bedroom, 2-bath double-wide mobile home located in South Valley Estates within the desirable Swartz Creek Community Schools district. Offering a bright and open floor plan, this home features a large kitchen with an island, built-in computer desk, and skylights that fill the kitchen and dining area with natural light. All kitchen appliances stay with the home. The washer and dryer currently in the home are excluded from the sale but will be replaced with another working washer and dryer currently stored in the shed. The private primary suite is a true retreat, featuring elegant French doors, a spacious walk-in closet, and an attached bathroom complete with a large garden tub, separate standing shower, and plenty of storage. The additional bedrooms are generously sized and each offers large closets. Numerous updates were completed in 2026, including fresh paint throughout, new flooring and carpet, new blinds, new LED lighting, two new ceiling fans, and new toilets in both bathrooms. The newer central air unit helps keep the home comfortable year-round. Outside, you'll find a handicap-accessible ramp for easy entry and a storage shed for your outdoor equipment and seasonal items. Conveniently located near restaurants, grocery stores, shopping, and major expressways, this home offers both comfort and convenience. Lot rent is $750 per month. Buyer must be approved by South Valley Estates prior to purchasing the home. Don't miss this opportunity to own an affordable, move-in-ready home with modern updates and plenty of space!

Key facts

• Elegant french doors
• Skylights in kitchen
• Built 1994

Tags

• LARGE KITCHEN WITH ISLAND
• BUILT-IN COMPUTER DESK
• SKYLIGHTS IN KITCHEN
• PRIVATE PRIMARY SUITE
• ELEGANT FRENCH DOORS
• SPACIOUS WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with $750 monthly fee

Exterior

• Parking: Assigned parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One level; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Paved road access; Irregular-shaped lot

Interior

• Kitchen: Dishwasher; Free-standing refrigerator; Range hood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Free-standing refrigerator; Range hood; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.7% in Swartz Creek — 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 66/100 on livability (#433 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Swartz Creek Community Schools (suburban): math 23% / reading 44% proficiency, ranked #298 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elms Road Elementary School (math 25% / reading 38%, grade F, #850 of 1,397 statewide, top 61%, 345 students, 54% FRL); Swartz Creek Middle School (math 21% / reading 48%, grade F, #289 of 493 statewide, top 60%, 801 students, 56% FRL); Swartz Creek High School (math 24% / reading 47%, grade F, #367 of 713 statewide, top 51%, 1,042 students, 47% FRL).
• Market conditions: 167 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $49,245 (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 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?
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: 3.19% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $36,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Bellwood	0.00mi	3/2.0	1,300 (0%)	2mo	$36,000	$28	99
72 S Valley Dr	0.13mi	3/2.0	1,296 (-0%)	14mo	$23,000	$18	82
7 Bellwood Dr	0.22mi	3/2.0	1,200 (-8%)	10mo	$20,000	$17	69
93 Woodcrest	0.17mi	3/2.0	1,466 (+13%)	10mo	$30,000	$20	63
48 Bilwa Rd	0.52mi	3/2.0	1,270 (-2%)	14mo	$43,000	$34	60
10 Superior Trl	0.44mi	3/2.0	1,152 (-11%)	15mo	$22,000	$19	48
6215 Clubhouse Way	0.47mi	3/1.5	1,380 (+6%)	21mo	$212,000	$154	48
71 Sangam Pl	0.64mi	2/2.0 (-1)	1,460 (+12%)	7mo	$38,000	$26	39
6211 CLUBHOUSE Way	0.46mi	3/2.5	1,480 (+14%)	19mo	$296,097	$200	38
7335 Miller Rd	0.74mi	3/1.5	1,200 (-8%)	22mo	$151,000	$126	32
7055 Bristol Rd	0.74mi	3/1.5	1,468 (+13%)	16mo	$178,000	$121	28

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $2,866
• Equity at exit: $7,454

10-year hold

• IRR: 15.3%
• Equity multiple: 2.28×
• Total profit: $17,964
• Equity at exit: $4,323

Cash invested: $13,999 (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 48473

• Active inventory: 167
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$750
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $165

Break-even live

Break-even rent $1,387

Max offer price $49,995

Occupancy floor 85%

Sensitivity live

Price	-10% $199	-5% $182	+0% $165	+5% $147	+10% $130
Rent	-10% $39	-5% $102	+0% $165	+5% $228	+10% $291
Rate	-1.0pp $190	-0.5pp $177	base $165	+0.5pp $152	+1.0pp $138

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: $12,499
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Bellwood Dr #30 Swartz Creek, MI	3.0	2.0	1344	$1,649	$1.23	45d	1	0.21mi
22 Bellwood Dr Unit 22 Swartz Creek, MI	4.0	2.0	1568	$1,529	$0.98	45d	1	0.21mi
4369 W Roundhouse Rd Swartz Creek, MI	1.0–2.0	1.0–2.0	779	$1,275	$1.64	15d	7	1.00mi
4192 S Linden Rd Flint, MI	2.0	2.0	896	$1,149	$1.28	15d	1	1.45mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 16 events

1. 2026-06-21
   days on market $49,995 Active 21 DOM
2. 2026-06-18
   days on market $49,995 Active 18 DOM
3. 2026-06-17
   days on market $49,995 Active 17 DOM
4. 2026-06-16
   price $49,995 Active 16 DOM
5. 2026-06-16
   days on market $54,995 Active 16 DOM
6. 2026-06-15
   days on market $54,995 Active 15 DOM
7. 2026-06-14
   days on market $54,995 Active 13 DOM
8. 2026-06-13
   days on market $54,995 Active 12 DOM
9. 2026-06-10
   days on market $54,995 Active 10 DOM
10. 2026-06-09
    pricedays on market $54,995 Active 9 DOM
11. 2026-06-08
    days on market $59,900 Active 8 DOM
12. 2026-06-07
    days on market $59,900 Active 7 DOM
13. 2026-06-05
    days on market $59,900 Active 4 DOM
14. 2026-06-02
    days on market $59,900 Active 2 DOM
15. 2026-06-01
    remarks 699-char remark
16. 2026-06-01
    listed $59,900 Active 1 DOM

ⓘ 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: $19,141
• − Mortgage interest: −$2,800
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$9,000
• − Depreciation: −$1,454
• Taxable income: $1,823
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $1,537/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, exterior, and landscaping.

Repairs flagged

• Moderate wooden deck — visible wear and tear
• Moderate wooden steps — visible wear and tear
• Minor landscaping — some overgrown areas

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures and tiles — modernizing the bathroom
• Resale paint exterior siding — enhancing curb appeal
• Both replace carpeting with hardwood flooring — increases both resale and rental value
• Resale repair and paint interior walls — enhances the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · visible wear and tear	Moderate	$3,000–15,000
wooden steps · visible wear and tear	Moderate	$3,000–15,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures and tiles — modernizing the bathroom ↑
• Resale paint exterior siding — enhancing curb appeal ↑
• Both replace carpeting with hardwood flooring — increases both resale and rental value ↑
• Resale repair and paint interior walls — enhances the home's appearance ↑

ⓘ 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: Swartz Creek Community Schools
• NCES district ID: 2633420
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $53,586
• Composite: 29.37/100
• National rank: #6530
• State rank: #298 of 540 in MI

Livability — Swartz Creek

• Score: 66/100
• State rank: #433
• US rank: #12045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Genesee County · 221,329 people
• City population: 22,339
• Metro: Flint, MI
• Population (ZIP): 22,339
• Household income: $77,921
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 310.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.16%
• Current HPI: 208.5281
• Rent YoY: —
• Metro: Flint, 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

+0.0% since first listed

24 events — show timeline

• 2026-05-31 Listed $59,900 REALCOMP
• 2026-05-31 Listed $59,900 MiRealSource-MiMLS
• 2026-04-30 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2026-04-30 Sold (MLS) $36,000 REALCOMP
• 2026-03-01 Pending — REALCOMP
• 2026-03-01 Pending — MiRealSource-MiMLS
• 2026-02-26 Listed $44,999 MiRealSource-MiMLS
• 2026-02-26 Listed $44,999 REALCOMP
• 2026-01-15 Listing Removed — MiRealSource-MiMLS
• 2026-01-15 Listing Removed — REALCOMP
• 2026-01-06 Price Changed $54,900 MiRealSource-MiMLS
• 2026-01-05 Price Changed $54,900 REALCOMP
• 2025-11-11 Relisted — REALCOMP
• 2025-11-11 Listing Removed — REALCOMP
• 2025-11-06 Listed $59,900 MiRealSource-MiMLS
• 2025-11-06 Listed $59,900 REALCOMP
• 2025-08-25 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2025-08-25 Sold (MLS) $50,000 REALCOMP
• 2025-08-19 Pending — MiRealSource-MiMLS
• 2025-08-19 Pending — REALCOMP
• 2025-06-25 Price Changed $54,900 MiRealSource-MiMLS
• 2025-06-24 Price Changed $54,900 REALCOMP
• 2025-05-12 Listed $59,900 REALCOMP
• 2025-05-12 Listed $59,900 MiRealSource-MiMLS