Hidden Creek Premier LX 5510 Plan · Sparta, MI 49345

$162,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 917 Days on market

Good condition

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MCM Companies is a family-owned, integrated firm specializing in Community Operation, Real Estate Brokerage, Modular Home Sales, and construction. Our focus on delivering high-quality, affordable modular and manufactured homes is designed to provide our customers with the benefits of offsite construction while allowing for exceptional levels of customization. The world of modular and manufactured home construction has undergone significant advancements over the years, as recognized by a Harvard University study. These advancements have resulted in homes that are not only cost-effective but also energy-efficient and built in record time. Whether you're seeking an escape from apartment life, a welcoming community to raise your family, or a modular home for your own retreat in today's fast-paced world, MCM offers the perfect solution. Our expertise in property management, coupled with cutting-edge technology, ensures that our communities are modern and impeccably maintained. With a multifaceted approach, including construction and student housing, we deliver innovative and sustainable modular housing solutions. Contact us to explore features, options, budget, and timeline, and let us help you transform your vision into your dream modular home. Discover the place where your modular home dreams come to life.

Key facts

• Listed 917 days

🏗️ New construction. The $162,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $122,903.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $163k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.5% in Sparta — 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 80/100 on livability (#83 in MI, #1,786 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D, commute F.
• Sparta Area Schools (town): math 33% / reading 47% proficiency, ranked #201 of 540 in MI (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 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 $850 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 917 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 917 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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $122,903
• List price: $162,900
• Delta: 32.54%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Happy End #3	0.09mi	3/2.0	1,680 (0%)	8mo	$134,000	$80	89
222 Circle Dr #222	0.17mi	4/2.0 (+1)	1,680 (0%)	13mo	$139,900	$83	76
116 San Souci Dr #116	0.11mi	3/2.0	1,568 (-7%)	9mo	$139,900	$89	76
108 San Souci Dr #108	0.08mi	4/2.0 (+1)	1,680 (0%)	20mo	$159,900	$95	75
81 Viking Dr #81	0.01mi	4/2.0 (+1)	1,568 (-7%)	12mo	$144,900	$92	74
75 Viking Dr #75	0.04mi	4/2.0 (+1)	1,568 (-7%)	13mo	$144,900	$92	71
31 Traveler Dr #31	0.07mi	4/2.0 (+1)	1,568 (-7%)	13mo	$144,900	$92	70
115 San Souci Dr NW #115	0.20mi	3/2.0	1,568 (-7%)	15mo	$137,000	$87	67

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $12,088
• Equity at exit: $18,325

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $51,807
• Equity at exit: $10,626

Cash invested: $34,413 (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 49345

• Home prices YoY: -27.3%
• Active inventory: 100
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,844/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $502

Break-even live

Break-even rent $1,075

Max offer price $122,903

Occupancy floor 66%

Sensitivity live

Price	-10% $587	-5% $545	+0% $502	+5% $460	+10% $417
Rent	-10% $367	-5% $435	+0% $502	+5% $570	+10% $637
Rate	-1.0pp $564	-0.5pp $533	base $502	+0.5pp $470	+1.0pp $438

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: $30,726
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $162,900 Active 917 DOM
2. 2026-06-17
   days on market $162,900 Active 916 DOM
3. 2026-06-16
   days on market $162,900 Active 915 DOM
4. 2026-06-15
   days on market $162,900 Active 914 DOM
5. 2026-06-14
   days on market $162,900 Active 912 DOM
6. 2026-06-13
   days on market $162,900 Active 911 DOM
7. 2026-06-10
   days on market $162,900 Active 909 DOM
8. 2026-06-09
   days on market $162,900 Active 908 DOM
9. 2026-06-08
   days on market $162,900 Active 907 DOM
10. 2026-06-07
    days on market $162,900 Active 906 DOM
11. 2026-06-03
    days on market $162,900 Active 902 DOM
12. 2026-06-03
    days on market $162,900 Active 901 DOM
13. 2026-06-01
    days on market $162,900 Active 900 DOM
14. 2026-05-31
    days on market $162,900 Active 899 DOM
15. 2023-12-14
    listed $162,900 Active 1324-char remark

    Show marketing remark (1324 chars)

    MCM Companies is a family-owned, integrated firm specializing in Community Operation, Real Estate Brokerage, Modular Home Sales, and construction. Our focus on delivering high-quality, affordable modular and manufactured homes is designed to provide our customers with the benefits of offsite construction while allowing for exceptional levels of customization. The world of modular and manufactured home construction has undergone significant advancements over the years, as recognized by a Harvard University study. These advancements have resulted in homes that are not only cost-effective but also energy-efficient and built in record time. Whether you're seeking an escape from apartment life, a welcoming community to raise your family, or a modular home for your own retreat in today's fast-paced world, MCM offers the perfect solution. Our expertise in property management, coupled with cutting-edge technology, ensures that our communities are modern and impeccably maintained. With a multifaceted approach, including construction and student housing, we deliver innovative and sustainable modular housing solutions. Contact us to explore features, options, budget, and timeline, and let us help you transform your vision into your dream modular home. Discover the place where your modular home dreams come to life.

ⓘ 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: $20,528
• − Mortgage interest: −$6,885
• − Property taxes: −$1,844
• − Insurance: −$615
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$3,575
• Taxable income: $4,326
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,987/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

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and a well-maintained exterior. It has potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Replace outdoor furniture — Weathered furniture can detract from the home's overall appeal
• Both Install smart home devices — Smart home devices can increase convenience and add value for potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Replace outdoor furniture — Weathered furniture can detract from the home's overall appeal ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for potential 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: Sparta Area Schools
• NCES district ID: 2632370
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $54,917
• Composite: 34.91/100
• National rank: #5074
• State rank: #201 of 540 in MI

Livability — Sparta

• Score: 80/100
• State rank: #83
• US rank: #1786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,189
• Population (ZIP): 13,189

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 17% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Vietnam, South Korea, Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Vietnamese 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: ▼ -109.19%
• Current HPI: 290.9224
• 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

1 event — show timeline

• 2023-12-14 Listed $162,900 Zillow