69205 Garver Lake Rd #17

Ontwa, MI 49112

$74,900C

3 bd · 2.0 ba · 1,600 sqft · Built 1996 · Manufactured · Active · 214 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,478/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$125
• HOA: −$475
• Vac / Maint / Mgmt: −$310
• Net cashflow: $175/mo
• Annual: $2,099/yr
• Cap rate: 9.09%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• 1% rule: 1.97%
• Cash to close: $20,972

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.
• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• It's been on market 214 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Edwardsburg Public Schools (suburban): math 51% / reading 66% proficiency, ranked #52 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Edwardsburg Primary School (363 students, 41% FRL); Edwardsburg Middle School (math 43% / reading 63%, grade C+, #90 of 493 statewide, top 19%, 643 students, 36% FRL); Edwardsburg High School (math 52% / reading 72%, grade B-, #58 of 713 statewide, top 9%, 815 students, 25% FRL).
• Watch-outs: HOA is 32% of rent.
• Market conditions: 127 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Questions for listing agent

• It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.