8907 Beechwood Dr · Oshtemo, MI 49009

$69,900

1 bd · 1.0 ba · 616 sqft · Manufactured · 247 Days on market

Built 2025 Good condition $113/sqft · 21% below area Est $88k · 21% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 1 Bedroom, 1 Bathroom Home Woodland Estates Step into modern living with this brand new, energy-efficient 1 bedroom, 1 bathroom home in Woodland Estates. Featuring central heat and air conditioning, an open layout, and bright living spaces, this home combines comfort and efficiency for your ideal lifestyle.

Key facts

• Built 2025
• Listed 247 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mattawan Consolidated School (suburban): math 51% / reading 62% proficiency, ranked #50 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents falling (-5.0%/yr); 375 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent is only 15% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kalamazoo County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6260% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $88,003
• List price: $69,900
• Delta: -20.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $5,405
• Equity at exit: $10,422

10-year hold

• IRR: 13.8%
• Equity multiple: 1.96×
• Total profit: $18,725
• Equity at exit: $6,044

Cash invested: $19,572 (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 49009

• Rents YoY: -5.0%
• Active inventory: 375
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $309

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 64%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4797 S 4th St Kalamazoo, MI	2.0–3.0	1.0–2.0	1064	$1,059	$1.00	13d	1	0.05mi

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 247 DOM
2. 2026-06-17
   days on market $69,900 Active 246 DOM
3. 2026-06-16
   days on market $69,900 Active 245 DOM
4. 2026-06-15
   days on market $69,900 Active 244 DOM
5. 2026-06-14
   days on market $69,900 Active 242 DOM
6. 2026-06-13
   days on market $69,900 Active 241 DOM
7. 2026-06-10
   days on market $69,900 Active 239 DOM
8. 2026-06-09
   days on market $69,900 Active 238 DOM
9. 2026-06-08
   days on market $69,900 Active 237 DOM
10. 2026-06-07
    days on market $69,900 Active 236 DOM
11. 2026-06-05
    days on market $69,900 Active 233 DOM
12. 2026-06-03
    days on market $69,900 Active 232 DOM
13. 2026-06-02
    days on market $69,900 Active 231 DOM
14. 2026-06-01
    days on market $69,900 Active 230 DOM
15. 2026-05-31
    days on market $69,900 Active 229 DOM
16. 2026-05-30
    days on market $69,900 Active 228 DOM
17. 2026-02-06
    historical $1,099
18. 2026-01-31
    listed $1,099
19. 2025-10-14
    listed $69,900 Active 319-char remark

    Show marketing remark (319 chars)

    Brand New 1 Bedroom, 1 Bathroom Home Woodland Estates Step into modern living with this brand new, energy-efficient 1 bedroom, 1 bathroom home in Woodland Estates. Featuring central heat and air conditioning, an open layout, and bright living spaces, this home combines comfort and efficiency for your ideal lifestyle.

ⓘ 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: $12,025
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,033
• Taxable income: $2,754
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,042/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 · 6 photos

Good 80/100 None rehab

This brand new, energy-efficient 1-bedroom mobile home in Woodland Estates is in excellent condition with modern finishes and appliances. It is move-in ready and has the potential for significant value increases with minor exterior and landscaping improvements.

Value-add opportunities

• Both Painting exterior and landscaping — Enhances curb appeal and resale value.
• Both Upgrading HVAC system — Improves comfort and energy efficiency, attracting more renters and buyers.
• Both Adding smart home features — Enhances convenience and modern appeal, attracting more renters and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and landscaping — Enhances curb appeal and resale value. ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency, attracting more renters and buyers. ↑
• Both Adding smart home features — Enhances convenience and modern appeal, attracting more renters and buyers. ↑

ⓘ 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: Mattawan Consolidated School
• NCES district ID: 2623250
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 62% ▼ -5.00%
• Median HH income: $76,525
• Composite: 50.67/100
• National rank: #1825
• State rank: #50 of 540 in MI

Livability — Oshtemo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kalamazoo County · 224,317 people
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 47,971
• Household income: $80,930
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1579.0

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Iranian 9% Romanian 6% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.34%
• Current HPI: 209.5649
• Rent YoY: ▼ -4.96%
• Metro: Kalamazoo-Portage, 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

-98.4% since first listed

3 events — show timeline

• 2026-02-06 Rental Removed $1,099 Avail
• 2026-01-31 Listed for Rent $1,099 Avail
• 2025-10-14 Listed $69,900 ForSaleByOwner.com