1825 34th St · Allegan, MI 49010

$160,000

2 bd · 1.0 ba · 1,050 sqft · Manufactured public records · 5 Days on market

Built 1988 0.92 ac lot Est $162k · at est.

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Why this score? — see what drove the C 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 +22.8/30.0
• ARV discount +8.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your peaceful escape where open land, modern updates, and Pole barns come together in one incredible property. Surrounded by mature shade trees, this 3-bedroom 2-bath home offers the perfect blend of country living and everyday comfort with an acre of land and plenty of privacy. Step inside to find fresh upgrades throughout, including new kitchen flooring, new bedroom flooring, a brand-new bathtub, and updated light switches and outlets. The home features central air, replacement windows in most rooms, and a convenient layout ready for your finishing touches. A fully enclosed breezeway connects the home to the impressive 25x30x12 insulated pole barn ideal for storage, hobby space, or a workshop. The barn includes double garage doors, electrical service, lighting, a window, and built-in storage racks. The Pole Barn is perfectly set up for a potential wood stove, and could provide a warm and functional workspace year-round. Off the side, a large lean-to provides perfect covered parking for an RV, boat, or extra toys, complete with power. Outside, you'll also find a newly-built 12x12 shed with durable metal siding, offering even more storage or workspace. Outdoor enthusiasts will love the direct access to the Cal-Haven Trail, making it a dream spot for snowmobiling, biking, and year-round recreation.

Key facts

• Open land
• Brand-new bathtub
• Pole barns

Tags

• OPEN LAND
• POLE BARNS
• MATURE SHADE TREES
• NEW KITCHEN FLOORING
• NEW BEDROOM FLOORING
• BRAND-NEW BATHTUB

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.4% vs local median 4.2% in Allegan — 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 (#318 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D+, amenities F.
• Allegan Public Schools (town): math 26% / reading 37% proficiency, ranked #338 of 540 in MI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 185 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 34y ago 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.
• Current owner paid $119k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $161,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 34th St	0.00mi	3/1.5 (+1)	1,050 (0%)	1mo	$162,000	$154	92

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,272
• Equity at exit: $23,857

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $15,603
• Equity at exit: $13,834

Cash invested: $44,800 (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 49010

• Home prices YoY: -34.3%
• Active inventory: 185
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $277

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $387	-5% $332	+0% $277	+5% $221	+10% $166
Rent	-10% $139	-5% $208	+0% $277	+5% $346	+10% $415
Rate	-1.0pp $357	-0.5pp $317	base $277	+0.5pp $235	+1.0pp $193

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3228 Babylon Rd Allegan, MI	2.0	1.0	1200	$1,750	$1.46	44d	1	0.91mi

Listing history 38 events

1. 2026-04-07
   status Pending 1329-char remark

   Show marketing remark (946 chars)

   Welcome to your peaceful escape where open land, modern updates, and Pole barns come together in one incredible property. Surrounded by mature shade trees, this 3-bedroom 2-bath home offers the perfect blend of country living and everyday comfort with an acre of land and plenty of privacy. Step inside to find fresh upgrades throughout, including new kitchen flooring, new bedroom flooring, a brand-new bathtub, and updated light switches and outlets. The home features central air, replacement windows in most rooms, and a convenient layout ready for your finishing touches. A fully enclosed breezeway connects the home to the impressive 25x30x12 insulated pole barn ideal for storage, hobby space, or a workshop. The barn includes double garage doors, electrical service, lighting, a window, and built-in storage racks. The Pole Barn is perfectly set up for a potential wood stove, and could provide a warm and functional workspace year-round.

2. 2026-04-07
   status Pending 946-char remark

   Show marketing remark (946 chars)

   Welcome to your peaceful escape where open land, modern updates, and Pole barns come together in one incredible property. Surrounded by mature shade trees, this 3-bedroom 2-bath home offers the perfect blend of country living and everyday comfort with an acre of land and plenty of privacy. Step inside to find fresh upgrades throughout, including new kitchen flooring, new bedroom flooring, a brand-new bathtub, and updated light switches and outlets. The home features central air, replacement windows in most rooms, and a convenient layout ready for your finishing touches. A fully enclosed breezeway connects the home to the impressive 25x30x12 insulated pole barn ideal for storage, hobby space, or a workshop. The barn includes double garage doors, electrical service, lighting, a window, and built-in storage racks. The Pole Barn is perfectly set up for a potential wood stove, and could provide a warm and functional workspace year-round.

3. 2026-04-07
   status Pending

   Show marketing remark (946 chars)

   Welcome to your peaceful escape where open land, modern updates, and Pole barns come together in one incredible property. Surrounded by mature shade trees, this 3-bedroom 2-bath home offers the perfect blend of country living and everyday comfort with an acre of land and plenty of privacy. Step inside to find fresh upgrades throughout, including new kitchen flooring, new bedroom flooring, a brand-new bathtub, and updated light switches and outlets. The home features central air, replacement windows in most rooms, and a convenient layout ready for your finishing touches. A fully enclosed breezeway connects the home to the impressive 25x30x12 insulated pole barn ideal for storage, hobby space, or a workshop. The barn includes double garage doors, electrical service, lighting, a window, and built-in storage racks. The Pole Barn is perfectly set up for a potential wood stove, and could provide a warm and functional workspace year-round.

4. 2026-04-02
   listed $160,000 Active 1329-char remark

   Show marketing remark (946 chars)

   Welcome to your peaceful escape where open land, modern updates, and Pole barns come together in one incredible property. Surrounded by mature shade trees, this 3-bedroom 2-bath home offers the perfect blend of country living and everyday comfort with an acre of land and plenty of privacy. Step inside to find fresh upgrades throughout, including new kitchen flooring, new bedroom flooring, a brand-new bathtub, and updated light switches and outlets. The home features central air, replacement windows in most rooms, and a convenient layout ready for your finishing touches. A fully enclosed breezeway connects the home to the impressive 25x30x12 insulated pole barn ideal for storage, hobby space, or a workshop. The barn includes double garage doors, electrical service, lighting, a window, and built-in storage racks. The Pole Barn is perfectly set up for a potential wood stove, and could provide a warm and functional workspace year-round.

5. 2026-04-02
   listed $160,000 Active 946-char remark

   Show marketing remark (946 chars)

   Welcome to your peaceful escape where open land, modern updates, and Pole barns come together in one incredible property. Surrounded by mature shade trees, this 3-bedroom 2-bath home offers the perfect blend of country living and everyday comfort with an acre of land and plenty of privacy. Step inside to find fresh upgrades throughout, including new kitchen flooring, new bedroom flooring, a brand-new bathtub, and updated light switches and outlets. The home features central air, replacement windows in most rooms, and a convenient layout ready for your finishing touches. A fully enclosed breezeway connects the home to the impressive 25x30x12 insulated pole barn ideal for storage, hobby space, or a workshop. The barn includes double garage doors, electrical service, lighting, a window, and built-in storage racks. The Pole Barn is perfectly set up for a potential wood stove, and could provide a warm and functional workspace year-round.

6. 2026-04-02
   listed $160,000 Active

   Show marketing remark (946 chars)

   Welcome to your peaceful escape where open land, modern updates, and Pole barns come together in one incredible property. Surrounded by mature shade trees, this 3-bedroom 2-bath home offers the perfect blend of country living and everyday comfort with an acre of land and plenty of privacy. Step inside to find fresh upgrades throughout, including new kitchen flooring, new bedroom flooring, a brand-new bathtub, and updated light switches and outlets. The home features central air, replacement windows in most rooms, and a convenient layout ready for your finishing touches. A fully enclosed breezeway connects the home to the impressive 25x30x12 insulated pole barn ideal for storage, hobby space, or a workshop. The barn includes double garage doors, electrical service, lighting, a window, and built-in storage racks. The Pole Barn is perfectly set up for a potential wood stove, and could provide a warm and functional workspace year-round.

7. 2025-12-15
   status Pending
8. 2025-12-15
   status Pending
9. 2025-12-10
   historical
10. 2025-12-08
    status Active
11. 2025-12-08
    status Active
12. 2025-12-08
    historical
13. 2025-11-18
    price $145,000
14. 2025-11-17
    price $145,000
15. 2025-11-17
    price $145,000
16. 2025-11-07
    listed $155,000 Active
17. 2025-11-07
    listed $155,000 Active
18. 2022-04-04
    soldstatus $118,755
19. 2022-03-28
    soldstatus $118,755 Sold
20. 2022-03-28
    soldstatus $118,755 Sold
21. 2022-03-28
    soldstatus $118,755
22. 2022-02-01
    status Pending
23. 2022-02-01
    status Pending
24. 2022-01-27
    listed $114,000 Active
25. 2022-01-27
    listed $114,000 Active
26. 2022-01-27
    listed $114,000
27. 2014-09-25
    historical
28. 2014-09-15
    historical
29. 2009-03-13
    soldstatus $30,000
30. 2009-03-13
    soldstatus $30,000
31. 2009-01-08
    listed $39,900
32. 2009-01-08
    listed $39,900
33. 2008-12-23
    historical
34. 2008-06-19
    listed $46,500
35. 2008-06-19
    listed $46,500
36. 1992-10-22
    historical
37. 1992-04-22
    listed $42,900
38. 1992-04-22
    listed $42,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,655
• Taxable income: $823
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $3,124/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.

Schools (NCES district)

• District: Allegan Public Schools
• NCES district ID: 2602220
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $48,602
• Composite: 27.27/100
• National rank: #7008
• State rank: #338 of 540 in MI

Livability — Allegan

• Score: 70/100
• State rank: #318
• US rank: #7767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,394

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 5% Black 1%
• Common ancestry: Iranian 10% Romanian 4% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.08%
• Current HPI: 260.4976
• 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

+273.0% since first listed

38 events — show timeline

• 2026-04-07 Pending — REALCOMP
• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — SW Michigan MLS
• 2026-04-02 Listed $160,000 SW Michigan MLS
• 2026-04-02 Listed $160,000 MiRealSource-MiMLS
• 2026-04-02 Listed $160,000 REALCOMP
• 2025-12-15 Pending — REALCOMP
• 2025-12-15 Pending — MiRealSource-MiMLS
• 2025-12-10 Listing Removed — MiRealSource-MiMLS
• 2025-12-08 Relisted — MiRealSource-MiMLS
• 2025-12-08 Relisted — REALCOMP
• 2025-12-08 Listing Removed — MiRealSource-MiMLS
• 2025-11-18 Price Changed $145,000 MiRealSource-MiMLS
• 2025-11-17 Price Changed $145,000 REALCOMP
• 2025-11-17 Price Changed $145,000 SW Michigan MLS
• 2025-11-07 Listed $155,000 REALCOMP
• 2025-11-07 Listed $155,000 MiRealSource-MiMLS
• 2022-04-04 Sold (Public Records) $118,755 Public Records
• 2022-03-28 Sold (MLS) $118,755 MiRealSource-MiMLS
• 2022-03-28 Sold (MLS) $118,755 SW Michigan MLS
• 2022-03-28 Sold (MLS) $118,755 REALCOMP
• 2022-02-01 Pending — REALCOMP
• 2022-02-01 Pending — SW Michigan MLS
• 2022-01-27 Listed $114,000 MiRealSource-MiMLS
• 2022-01-27 Listed $114,000 SW Michigan MLS
• 2022-01-27 Listed $114,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2009-03-13 Sold (MLS) $30,000 REALCOMP
• 2009-03-13 Sold (MLS) $30,000 SW Michigan MLS
• 2009-01-08 Listed $39,900 REALCOMP
• 2009-01-08 Listed $39,900 SW Michigan MLS
• 2008-12-23 Listing Removed — REALCOMP
• 2008-06-19 Listed $46,500 REALCOMP
• 2008-06-19 Listed $46,500 SW Michigan MLS
• 1992-10-22 Listing Removed — REALCOMP
• 1992-04-22 Listed $42,900 REALCOMP
• 1992-04-22 Listed $42,900 SW Michigan MLS