Champion Skyline FX 2208 P Plan · Sparta, MI 49345

$162,900

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 864 Days on market

Poor 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sparta offers residents the best of both worlds! Being close to Grand Rapids, offering the benefits of living near a large city, and providing a small-town community feel. Summers in Sparta are filled with plenty of community events including a Farmer's Market, concerts, movies in Rogers Park, Sparta Town & Country Days, Celtic Fest, Michigan Apple Fest and Sparta Gus Macker 3-on-3 Basketball Tournament. The Rogue River is located nearby the Riverview Manufactured Home Community and is popular for Trout fishing and inner tube floating. This community is intersected in parts by the 92-mile long White Pine Trail, extending from Grand Rapids to Cadillac, where people enjoy walking, running, biking, and in the winter months, snowmobiling. This family-friendly community lies within the Spartan Area School District.

Key facts

• Listed 864 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 4-bed/2.0-bath manufactured listed at $163k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $644 ($8k/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 12.6% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 864 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 864 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.54% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.45%
• DSCR: 2.00
• GRM: 5.4

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)	1,680 (0%)	8mo	$134,000	$80	84
222 Circle Dr #222	0.17mi	4/2.0	1,680 (0%)	13mo	$139,900	$83	82
108 San Souci Dr #108	0.08mi	4/2.0	1,680 (0%)	20mo	$159,900	$95	80
81 Viking Dr #81	0.01mi	4/2.0	1,568 (-7%)	12mo	$144,900	$92	79
75 Viking Dr #75	0.04mi	4/2.0	1,568 (-7%)	13mo	$144,900	$92	76
31 Traveler Dr #31	0.07mi	4/2.0	1,568 (-7%)	13mo	$144,900	$92	74
116 San Souci Dr #116	0.11mi	3/2.0 (-1)	1,568 (-7%)	9mo	$139,900	$89	71
115 San Souci Dr NW #115	0.20mi	3/2.0 (-1)	1,568 (-7%)	15mo	$137,000	$87	62

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $21,113
• Equity at exit: $18,325

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $71,294
• 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: 7.2×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,844/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $644

Break-even live

Break-even rent $1,075

Max offer price $122,903

Occupancy floor 61%

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 864 DOM
2. 2026-06-17
   days on market $162,900 Active 863 DOM
3. 2026-06-16
   days on market $162,900 Active 862 DOM
4. 2026-06-15
   days on market $162,900 Active 861 DOM
5. 2026-06-14
   days on market $162,900 Active 859 DOM
6. 2026-06-13
   days on market $162,900 Active 858 DOM
7. 2026-06-10
   days on market $162,900 Active 856 DOM
8. 2026-06-09
   days on market $162,900 Active 855 DOM
9. 2026-06-08
   days on market $162,900 Active 854 DOM
10. 2026-06-07
    days on market $162,900 Active 853 DOM
11. 2026-06-03
    days on market $162,900 Active 849 DOM
12. 2026-06-03
    days on market $162,900 Active 848 DOM
13. 2026-06-01
    days on market $162,900 Active 847 DOM
14. 2026-05-31
    days on market $162,900 Active 846 DOM
15. 2024-02-05
    listed $162,900 Active 827-char remark

    Show marketing remark (827 chars)

    Sparta offers residents the best of both worlds! Being close to Grand Rapids, offering the benefits of living near a large city, and providing a small-town community feel. Summers in Sparta are filled with plenty of community events including a Farmer's Market, concerts, movies in Rogers Park, Sparta Town & Country Days, Celtic Fest, Michigan Apple Fest and Sparta Gus Macker 3-on-3 Basketball Tournament. The Rogue River is located nearby the Riverview Manufactured Home Community and is popular for Trout fishing and inner tube floating. This community is intersected in parts by the 92-mile long White Pine Trail, extending from Grand Rapids to Cadillac, where people enjoy walking, running, biking, and in the winter months, snowmobiling. This family-friendly community lies within the Spartan Area School District.

ⓘ 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: $22,680
• − Mortgage interest: −$6,885
• − Property taxes: −$1,844
• − Insurance: −$615
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$3,575
• Taxable income: $6,133
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $6,253/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates across all systems and areas, significantly impacting its current condition and value. Significant investments in kitchen, bathrooms, roof, exterior, flooring, interior walls, windows, HVAC, and landscaping are necessary to bring it up to a livable standard.

Repairs flagged

• Major Kitchen cabinets — No photos provided.
• Major Bathroom fixtures — No photos provided.
• Major Roof — No photos provided.
• Major Exterior siding — No photos provided.
• Major Flooring — No photos provided.
• Major Interior walls/paint — No photos provided.
• Major Windows — No photos provided.
• Major Foundation/structure — No photos provided.
• Major HVAC/mechanicals — No photos provided.
• Major Landscaping/curb appeal — No photos provided.

Value-add opportunities

• Both New kitchen cabinets and appliances — Modernizing the kitchen will improve both resale and rental value.
• Both New bathroom fixtures and tiling — Updating bathrooms will enhance both resale and rental appeal.
• Both New roof and siding — A new roof and siding will significantly improve the home's curb appeal and value.
• Both New flooring and paint — Fresh flooring and paint will make the home more attractive and increase its value.
• Both New windows and HVAC system — Upgrading windows and HVAC will improve energy efficiency and comfort, boosting both resale and rental value.
• Both Landscaping and curb appeal — A well-maintained yard and landscaping will enhance the home's curb appeal and attract more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos provided.	Major	$15,000–50,000
Bathroom fixtures · No photos provided.	Major	$15,000–50,000
Roof · No photos provided.	Major	$15,000–50,000
Exterior siding · No photos provided.	Major	$15,000–50,000
Flooring · No photos provided.	Major	$15,000–50,000
Interior walls/paint · No photos provided.	Major	$15,000–50,000
Windows · No photos provided.	Major	$15,000–50,000
Foundation/structure · No photos provided.	Major	$15,000–50,000
HVAC/mechanicals · No photos provided.	Major	$15,000–50,000
Landscaping/curb appeal · No photos provided.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both New kitchen cabinets and appliances — Modernizing the kitchen will improve both resale and rental value. ↑
• Both New bathroom fixtures and tiling — Updating bathrooms will enhance both resale and rental appeal. ↑
• Both New roof and siding — A new roof and siding will significantly improve the home's curb appeal and value. ↑
• Both New flooring and paint — Fresh flooring and paint will make the home more attractive and increase its value. ↑
• Both New windows and HVAC system — Upgrading windows and HVAC will improve energy efficiency and comfort, boosting both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained yard and landscaping will enhance the home's curb appeal and attract more buyers/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: 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

• 2024-02-05 Listed $162,900 Zillow