1800 W Main #50 · Lowell, MI 49331

$74,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 37 Days on market

Built 2019 $525/mo HOA · 26% of rent ↓ 6% 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 +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

Key facts

• Dog park
• Open floor plan
• In-ground pool

Tags

• OPEN FLOOR PLAN
• WALK-IN CLOSET
• IN-GROUND POOL
• PLAY GROUND
• CLUB HOUSE
• DOG PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 2.9% in Lowell — 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 (#76 in MI, #1,669 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lowell Area Schools (rural): math 51% / reading 64% proficiency, ranked #51 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $512 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.70% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 W Main St #64	0.11mi	3/2.0	1,305 (+2%)	13mo	$94,000	$72	81
780 Bowes Rd SE	0.56mi	2/1.0 (-1)	1,351 (+6%)	3mo	$170,000	$126	53

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: 26.7%
• Equity multiple: 2.11×
• Total profit: $23,053
• Equity at exit: $11,034

10-year hold

• IRR: 34.5%
• Equity multiple: 4.19×
• Total profit: $66,178
• Equity at exit: $6,398

Cash invested: $20,720 (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 49331

• Home prices YoY: -31.2%
• Active inventory: 116
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$525
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $545

Break-even live

Break-even rent $1,312

Max offer price $74,000

Occupancy floor 68%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Alden Nash Ave SE Lowell, MI	2.0	1.0	960	$1,800	$1.88	44d	1	0.78mi
11731 Boulder Dr SE Lowell, MI	1.0–2.0	1.0–2.0	1081	$1,985	$1.84	2d	2	1.01mi
220 King St #9 Lowell, MI	2.0	2.0	1150	$2,500	$2.17	13d	1	1.02mi
11443 Boulder Dr SE Lowell, MI	2.0	2.0	953	$1,650	$1.73	2d	1	1.12mi

HOA detail

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

Listing history 9 events

1. 2026-03-13
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

2. 2026-03-13
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

3. 2026-03-13
   status Pending

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

4. 2026-02-28
   price $74,000 617-char remark

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

5. 2026-02-27
   price $74,000 617-char remark

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

6. 2026-02-27
   price $74,000

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

7. 2026-02-04
   listed $79,000 Active 617-char remark

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

8. 2026-02-04
   listed $79,000 Active 617-char remark

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. Schedule your private showing today!!

9. 2026-02-04
   listed $79,000 Active

   Show marketing remark (617 chars)

   Step into this absolutely beautiful 3 bed 2 bath home in Key Vista manufactured home park which is located in the cute town of Lowell. Enjoy being just 20 minutes from Grand Rapids, but have the small town feel. You will love the open floor plan, the large bedrooms with each one offering a walk-in closet. The home has brand new carpet, newly painted walls through out the entire home, and remodeled bathrooms. Also, this home has access to the in- ground pool, play ground, club house and dog park. The location of the home is perfect for shopping, dining, and ice cream shops. 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.

Taxation est. · year 1

• Rental income: $24,016
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$6,300
• − Depreciation: −$2,153
• Taxable income: $6,096
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $5,073/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: Lowell Area Schools
• NCES district ID: 2622050
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $64,828
• Composite: 50.37/100
• National rank: #1873
• State rank: #51 of 540 in MI

Livability — Lowell

• Score: 80/100
• State rank: #76
• US rank: #1669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowell, MI
• Population (ZIP): 17,419

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 16% Romanian 8% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▼ -120.98%
• Current HPI: 266.8058
• 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

-6.3% since first listed

9 events — show timeline

• 2026-03-13 Pending — REALCOMP
• 2026-03-13 Pending — MiRealSource-MiMLS
• 2026-03-13 Pending — SW Michigan MLS
• 2026-02-28 Price Changed $74,000 MiRealSource-MiMLS
• 2026-02-27 Price Changed $74,000 REALCOMP
• 2026-02-27 Price Changed $74,000 SW Michigan MLS
• 2026-02-04 Listed $79,000 SW Michigan MLS
• 2026-02-04 Listed $79,000 MiRealSource-MiMLS
• 2026-02-04 Listed $79,000 REALCOMP