3211 Wood Duck Dr · Bushnell, MI 48884

$125,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 1 Days on market

Built 1985 0.54 ac lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +6.0/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently remodeled manufactured home. Updates include new kitchen, baths, water heater, appliances and furnace! All new flooring and fresh paint throughout the entire home. Home offers 2 bedrooms and 2 full bathrooms. Large shed and car port to stay with the property. Fully fenced in back yard and fire pit area. Schedule your private showing today!

Key facts

• New kitchen
• New baths
• Fresh paint

Tags

• REMODELED MANUFACTURED HOME
• NEW KITCHEN
• NEW BATHS
• NEW FLOORING
• FRESH PAINT
• LARGE SHED

Property features AI

Exterior

• Parking: Detached parking; 1-car garage; Carport
• Utilities: Well water
• Home design: Ranch-style residential property; Built in 1985
• Construction: Vinyl siding
• Exterior features: Lot of approximately 0.54 acres; Unimproved road surface

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Total of 6 rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Central Montcalm Public Schools (rural): math 21% / reading 38% proficiency, ranked #377 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.9% local appreciation)).
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 11y 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 $35k; list at $125k implies a 257% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

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. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.47×
• Total profit: $16,489
• Equity at exit: $48,920

10-year hold

• IRR: 12.0%
• Equity multiple: 2.60×
• Total profit: $56,069
• Equity at exit: $70,153

Cash invested: $35,000 (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 48884

• Home prices YoY: 0.7%
• Active inventory: 23
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $130

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 350-char remark

   Show marketing remark (350 chars)

   Recently remodeled manufactured home. Updates include new kitchen, baths, water heater, appliances and furnace! All new flooring and fresh paint throughout the entire home. Home offers 2 bedrooms and 2 full bathrooms. Large shed and car port to stay with the property. Fully fenced in back yard and fire pit area. Schedule your private showing today!

2. 2026-06-18
   listed $125,000 Active 1 DOM

   Show marketing remark (350 chars)

   Recently remodeled manufactured home. Updates include new kitchen, baths, water heater, appliances and furnace! All new flooring and fresh paint throughout the entire home. Home offers 2 bedrooms and 2 full bathrooms. Large shed and car port to stay with the property. Fully fenced in back yard and fire pit area. Schedule your private showing today!

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,092
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,636
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,667/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: Central Montcalm Public Schools
• NCES district ID: 2608640
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $41,682
• Composite: 24.93/100
• National rank: #7568
• State rank: #377 of 540 in MI

Livability — Bushnell

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

Census & demographics

• Population (ZIP): 4,777

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 7% Lithuanian 2% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 8% Spanish 2%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 302.6026
• 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

+400.0% since first listed

36 events — show timeline

• 2026-06-18 Listed $125,000 MiRealSource-MiMLS
• 2026-06-18 Listed $125,000 REALCOMP
• 2026-06-18 Listed $125,000 SW Michigan MLS
• 2025-11-29 Listing Removed — MiRealSource-MiMLS
• 2025-10-22 Relisted — REALCOMP
• 2025-10-22 Relisted — MiRealSource-MiMLS
• 2025-09-17 Pending — MiRealSource-MiMLS
• 2025-09-17 Pending — REALCOMP
• 2025-09-17 Listing Removed — REALCOMP
• 2025-09-16 Price Changed $100,000 MiRealSource-MiMLS
• 2025-09-15 Price Changed $100,000 REALCOMP
• 2025-09-15 Price Changed $100,000 SW Michigan MLS
• 2025-09-11 Listed $118,000 REALCOMP
• 2025-09-11 Listed $118,000 MiRealSource-MiMLS
• 2025-08-27 Listing Removed — MiRealSource-MiMLS
• 2025-08-13 Relisted — REALCOMP
• 2025-08-13 Relisted — MiRealSource-MiMLS
• 2025-08-08 Pending — REALCOMP
• 2025-08-08 Pending — MiRealSource-MiMLS
• 2025-08-08 Listing Removed — REALCOMP
• 2025-07-28 Listed $118,000 REALCOMP
• 2025-07-28 Listed $118,000 MiRealSource-MiMLS
• 2023-08-08 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2023-08-08 Sold (MLS) $35,000 SW Michigan MLS
• 2023-08-08 Sold (MLS) $35,000 REALCOMP
• 2023-07-17 Pending — REALCOMP
• 2023-07-17 Pending — MiRealSource-MiMLS
• 2023-07-17 Pending — SW Michigan MLS
• 2023-07-11 Listed $35,000 MiRealSource-MiMLS
• 2023-07-11 Listed $35,000 SW Michigan MLS
• 2023-07-11 Listed $35,000 REALCOMP
• 2015-12-11 Listing Removed — SW Michigan MLS
• 2015-09-03 Listed $47,900 SW Michigan MLS
• 2015-06-10 Listed $47,900 REALCOMP
• 2004-06-08 Sold (Public Records) $25,000 Public Records
• 2002-07-01 Sold (Public Records) $25,000 Public Records