20798 Saint Joseph Ave Lot 226 · Green, MI 49307

$35,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 20 Days on market

Built 1992 Average condition $29/sqft · 57% below area $525/mo HOA · 39% of rent ↓ 22% since listing

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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
• Schools +3.6/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

Key facts

• Great amenities
• Tennis
• Pickleball

Tags

• PROFESSIONAL MANAGEMENT
• CLEAN WELL MAINTAINED GROUNDS
• GREAT AMENITIES
• PLAYGROUND
• TENNIS
• PICKLEBALL

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$81,365) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Big Rapids Public Schools (town): math 36% / reading 52% proficiency, ranked #176 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 191 active listings in the ZIP; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.82% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.40%
• DSCR: 2.57
• GRM: 2.2

CMA / ARV

• ARV (median comp): $81,365
• List price: $35,000
• Delta: -56.98%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20798 Saint Joseph Ave Lot 226	0.00mi	3/2.0	1,216 (0%)	1mo	$35,000	$29	99
18365 Saint Joseph Dr #234	0.05mi	3/2.0	1,216 (0%)	1mo	$30,000	$25	97
18336 St Joseph Ave #222	0.08mi	3/2.0	1,216 (0%)	6mo	$69,900	$57	91
21269 19 Mile Rd	0.69mi	2/2.0 (-1)	1,288 (+6%)	8mo	$119,900	$93	46

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: 31.6%
• Equity multiple: 2.33×
• Total profit: $13,082
• Equity at exit: $5,219

10-year hold

• IRR: 39.0%
• Equity multiple: 4.72×
• Total profit: $36,490
• Equity at exit: $3,026

Cash invested: $9,800 (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 49307

• Active inventory: 191
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$525
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $289

Break-even live

Break-even rent $971

Max offer price $35,000

Occupancy floor 73%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: landscaping

Listing history 11 events

1. 2026-05-08
   price $35,000 755-char remark

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

2. 2026-05-08
   status Active 755-char remark

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

3. 2026-05-08
   price $35,000 755-char remark

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

4. 2026-05-08
   status Active 755-char remark

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

5. 2026-05-08
   status Active

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

6. 2026-05-08
   price $35,000

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

7. 2026-04-15
   historical

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

8. 2026-04-15
   historical 755-char remark

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

9. 2026-04-14
   listed $44,900 Active 755-char remark

   Show marketing remark (755 chars)

   Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

10. 2026-04-14
    listed $44,900 Active 755-char remark

    Show marketing remark (755 chars)

    Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

11. 2026-04-14
    listed $44,900 Active

    Show marketing remark (755 chars)

    Country Manor Estates is now under new ownership and professional management!Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of StateContact the listing agent today for more information or to schedule a tour!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,040
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$6,300
• − Depreciation: −$1,018
• Taxable income: $3,495
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $2,630/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 · 9 photos

Average 55/100 Cosmetic rehab

This mobile home in Country Manor Estates is in average condition with minor repairs needed. It offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior siding — mobile home siding
• Unknown HVAC system — not visible in photos

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes kitchen and adds value
• Both replace bathroom fixtures — modernizes bathroom and adds value
• Both repair exterior siding — improves curb appeal and structural integrity
• Both replace HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · mobile home siding	Minor	$500–3,000
HVAC system · not visible in photos	Unknown	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes kitchen and adds value ↑
• Both replace bathroom fixtures — modernizes bathroom and adds value ↑
• Both repair exterior siding — improves curb appeal and structural integrity ↑
• Both replace HVAC system — improves comfort and energy efficiency ↑

ⓘ 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: Big Rapids Public Schools
• NCES district ID: 2605780
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $35,568
• Composite: 36.37/100
• National rank: #4685
• State rank: #176 of 540 in MI

Livability — Green

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

Census & demographics

• County: Mecosta County · 18,407 people
• Metro: Big Rapids, MI
• Population (ZIP): 18,407
• Household income: $60,358
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 667.0

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.88%
• Current HPI: 199.8828
• Rent YoY: —
• Metro: Big Rapids, MI
• 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

-22.0% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $35,000 MiRealSource-MiMLS
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-08 Price Changed $35,000 REALCOMP
• 2026-05-08 Relisted — REALCOMP
• 2026-05-08 Relisted — SW Michigan MLS
• 2026-05-08 Price Changed $35,000 SW Michigan MLS
• 2026-04-15 Listing Removed — SW Michigan MLS
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-14 Listed $44,900 SW Michigan MLS
• 2026-04-14 Listed $44,900 REALCOMP
• 2026-04-14 Listed $44,900 MiRealSource-MiMLS