1217 Salvia Dr #151 · Albion, MI 49224

$93,709

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 50 Days on market

Built 2026 Good condition $70/sqft · 61% above area

---

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 +9.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New & Pre-Owned Available - Starting at $1,379 a month. * Move into this stunning three-bedroom, two-bath home with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout and the dining area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout En

Key facts

• Built 2026
• Listed 49 days

Property features AI

Finance

• Financial info: List price: $93,709

Exterior

• Utilities: Natural gas heating; Central air conditioning
• Home design: Spec home, Barton II plan; Address: 1217 Salvia Dr #151, Albion, MI 49224

Interior

• Kitchen: Includes dishwasher, microwave, and refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 8.6% in Albion — 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 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, schools F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $648 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,897 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.47% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $58,333
• List price: $93,709
• Delta: 60.64%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $12,975
• Equity at exit: $13,972

10-year hold

• IRR: 21.4%
• Equity multiple: 2.81×
• Total profit: $47,616
• Equity at exit: $8,102

Cash invested: $26,239 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$491
• Tax est. 1.5%: −$117 /mo · $1,406/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $442

Break-even live

Break-even rent $820

Max offer price $93,709

Occupancy floor 63%

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: $23,427
• Closing costs: $2,811
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Westover Blvd Albion, MI	3.0–4.0	2.0	1456	$1,379	$0.95	43d	4	0.20mi

Listing history 18 events

1. 2026-06-19
   days on market $93,709 Active 50 DOM
2. 2026-06-18
   days on market $93,709 Active 49 DOM
3. 2026-06-17
   days on market $93,709 Active 48 DOM
4. 2026-06-16
   days on market $93,709 Active 47 DOM
5. 2026-06-15
   days on market $93,709 Active 46 DOM
6. 2026-06-14
   days on market $93,709 Active 44 DOM
7. 2026-06-13
   days on market $93,709 Active 43 DOM
8. 2026-06-10
   days on market $93,709 Active 41 DOM
9. 2026-06-09
   days on market $93,709 Active 40 DOM
10. 2026-06-08
    days on market $93,709 Active 39 DOM
11. 2026-06-07
    days on market $93,709 Active 38 DOM
12. 2026-06-05
    days on market $93,709 Active 35 DOM
13. 2026-06-03
    days on market $93,709 Active 34 DOM
14. 2026-06-02
    days on market $93,709 Active 33 DOM
15. 2026-06-01
    days on market $93,709 Active 32 DOM
16. 2026-05-31
    days on market $93,709 Active 31 DOM
17. 2026-05-30
    days on market $93,709 Active 30 DOM
18. 2026-04-30
    listed $93,709 Active 1453-char remark

ⓘ 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: $16,548
• − Mortgage interest: −$5,249
• − Property taxes: −$1,406
• − Insurance: −$469
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,726
• Taxable income: $4,051
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $4,329/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 move-in-ready manufactured home features a modern kitchen, bathrooms, and flooring, with a good condition exterior and interior. It offers a good investment opportunity with minor updates to enhance its curb appeal and marketability.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability.
• Both Add a small front porch or entryway — Enhances curb appeal and provides a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability. ↑
• Both Add a small front porch or entryway — Enhances curb appeal and provides a welcoming entrance. ↑

ⓘ 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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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