166 Aspen St NE · Solon, MI 49319

$140,000

3 bd · 2.0 ba · 1,624 sqft · Manufactured · 32 Days on market

Built 1998 Good condition Est $97k · 44% over $500/mo HOA · 28% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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 +10.6/30.0
• 1% rule +7.6/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3-bedroom, 2 full bath manufactured home located in desirable White Creek Country Estates! Tucked away in the back of the community on a quiet cul-de-sac with no neighbors behind, this 1,624 sq ft home offers both privacy and comfort. Inside, you'll find new vinyl flooring, a spacious living area, and a versatile den/office with French doors--perfect for working from home or creating a cozy flex space. Enjoy peace of mind with updated water pipes completed in 2024, plus central air for year-round comfort. All appliances are included, making this home truly move-in ready! Relax outdoors on either of the two decks and enjoy the family-friendly community with a playground and community building. Monthly lot rent includes water, sewer, trash collection, on-site property manager, and use of community amenities. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer. www. whitecreekestates.com/faq/

Key facts

• Versatile den office
• Updated water pipes
• Two decks

Tags

• WELL MAINTAINED
• NEW VINYL FLOORING
• VERSATILE DEN OFFICE
• UPDATED WATER PIPES
• CENTRAL AIR
• TWO DECKS

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of 500.00; Association covers water, trash, and sewer; Community amenities: clubhouse, meeting room, playground

Exterior

• Utilities: Public water; Natural gas connected; Public sewer (included with association)
• Home design: Residential property; Other architectural style; Built in 1998
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation
• Exterior features: Leased land; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Has cooling
• Interior features: 11 total rooms; Screens, replacement, and insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-69 ($-825/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $130k (7.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Trails Elementary School (495 students, 49% FRL); Cedar Springs Middle School (math 33% / reading 48%, grade F, #202 of 493 statewide, top 42%, 489 students, 48% FRL); Cedar Springs High School (math 42% / reading 65%, grade C-, #125 of 713 statewide, top 18%, 1,049 students, 40% FRL).
• Market conditions: 116 active listings in the ZIP; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $130,054 (7.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.26% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $97,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Sycamore Ave NE	0.21mi	3/2.0	1,566 (-4%)	9mo	$94,000	$60	77

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-26,730
• Equity at exit: $20,874

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-27,556
• Equity at exit: $12,105

Cash invested: $39,200 (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 49319

• Home prices YoY: -31.2%
• Active inventory: 116
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$500
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-69

Break-even live

Break-even rent $1,858

Max offer price $130,054

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-20	+0% $-69	+5% $-117	+10% $-165
Rent	-10% $-209	-5% $-139	+0% $-69	+5% $1	+10% $71
Rate	-1.0pp $2	-0.5pp $-33	base $-69	+0.5pp $-105	+1.0pp $-142

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 20 events

1. 2026-06-22
   days on market $140,000 Active 32 DOM
2. 2026-06-18
   days on market $140,000 Active 29 DOM
3. 2026-06-17
   days on market $140,000 Active 28 DOM
4. 2026-06-16
   days on market $140,000 Active 27 DOM
5. 2026-06-15
   days on market $140,000 Active 26 DOM
6. 2026-06-14
   days on market $140,000 Active 24 DOM
7. 2026-06-13
   pricedays on market $140,000 Active 23 DOM
8. 2026-06-10
   days on market $150,000 Active 21 DOM
9. 2026-06-09
   days on market $150,000 Active 20 DOM
10. 2026-06-08
    days on market $150,000 Active 19 DOM
11. 2026-06-07
    days on market $150,000 Active 18 DOM
12. 2026-06-05
    days on market $150,000 Active 15 DOM
13. 2026-06-03
    days on market $150,000 Active 14 DOM
14. 2026-06-03
    days on market $150,000 Active 13 DOM
15. 2026-06-01
    days on market $150,000 Active 12 DOM
16. 2026-05-31
    days on market $150,000 Active 11 DOM
17. 2026-05-20
    listed $150,000 Active

    Show marketing remark (993 chars)

    Welcome home to this well-maintained 3-bedroom, 2 full bath manufactured home located in desirable White Creek Country Estates! Tucked away in the back of the community on a quiet cul-de-sac with no neighbors behind, this 1,624 sq ft home offers both privacy and comfort. Inside, you'll find new vinyl flooring, a spacious living area, and a versatile den/office with French doors--perfect for working from home or creating a cozy flex space. Enjoy peace of mind with updated water pipes completed in 2024, plus central air for year-round comfort. All appliances are included, making this home truly move-in ready! Relax outdoors on either of the two decks and enjoy the family-friendly community with a playground and community building. Monthly lot rent includes water, sewer, trash collection, on-site property manager, and use of community amenities. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer. www. whitecreekestates.com/faq/

18. 2026-05-20
    listed $150,000 Active 993-char remark

    Show marketing remark (993 chars)

    Welcome home to this well-maintained 3-bedroom, 2 full bath manufactured home located in desirable White Creek Country Estates! Tucked away in the back of the community on a quiet cul-de-sac with no neighbors behind, this 1,624 sq ft home offers both privacy and comfort. Inside, you'll find new vinyl flooring, a spacious living area, and a versatile den/office with French doors--perfect for working from home or creating a cozy flex space. Enjoy peace of mind with updated water pipes completed in 2024, plus central air for year-round comfort. All appliances are included, making this home truly move-in ready! Relax outdoors on either of the two decks and enjoy the family-friendly community with a playground and community building. Monthly lot rent includes water, sewer, trash collection, on-site property manager, and use of community amenities. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer. www. whitecreekestates.com/faq/

19. 2026-05-20
    listed $150,000 Active 993-char remark

    Show marketing remark (993 chars)

    Welcome home to this well-maintained 3-bedroom, 2 full bath manufactured home located in desirable White Creek Country Estates! Tucked away in the back of the community on a quiet cul-de-sac with no neighbors behind, this 1,624 sq ft home offers both privacy and comfort. Inside, you'll find new vinyl flooring, a spacious living area, and a versatile den/office with French doors--perfect for working from home or creating a cozy flex space. Enjoy peace of mind with updated water pipes completed in 2024, plus central air for year-round comfort. All appliances are included, making this home truly move-in ready! Relax outdoors on either of the two decks and enjoy the family-friendly community with a playground and community building. Monthly lot rent includes water, sewer, trash collection, on-site property manager, and use of community amenities. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer. www. whitecreekestates.com/faq/

20. 2026-05-16
    listed $155,000 Active

ⓘ 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: $21,247
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$6,000
• − Depreciation: −$4,073
• Taxable loss: −$2,867
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $-137/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom manufactured home in White Creek Country Estates is move-in ready with updated features and a good condition score.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring in kitchen and bathrooms — improves functionality and aesthetics
• Both install smart home features — attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring in kitchen and bathrooms — improves functionality and aesthetics ↑
• Both install smart home features — attracts tech-savvy buyers and renters ↑

ⓘ 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: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Solon

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

Census & demographics

• Population (ZIP): 18,725

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Iranian 14% Romanian 9% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.04%
• Current HPI: 273.4453
• 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

-3.2% since first listed

4 events — show timeline

• 2026-05-20 Listed $150,000 MiRealSource-MiMLS
• 2026-05-20 Listed $150,000 REALCOMP
• 2026-05-20 Listed $150,000 SW Michigan MLS
• 2026-05-16 Listed $155,000 FSBO.com