8000 Warren Woods Rd #62 · Chikaming, MI 49128

$89,900

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 5 Days on market

Built 1997 Fair condition Est $132k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and well-appointed 1997 Palm Harbor mobile home offering 3 bedrooms and 2 full bathrooms, designed with both comfort and functionality in mind. Lot Rent is $650 a month, including water, sewer, trash, shed, plowing of the main roads (buyer responsible for their two car parking patio and mowing their own grass). Also included in Lot Rent is access to the clubhouse, pool and gym. The primary suite is a true retreat, featuring an ensuite bathroom complete with dual sinks, a soaking tub, separate shower, and a generous walk-in closet. Just off the primary bedroom, you'll find a private sitting room--perfect for a home office, reading nook, or quiet escape. The heart of the home boasts an open-concept layout where the living room flows seamlessly into the dining area and kitchen, creating an inviting space ideal for everyday living and entertaining. The kitchen is thoughtfully designed with a breakfast bar and an

Key facts

• Private sitting room
• Soaking tub
• Walk-in closet

Tags

• ENSUITE BATHROOM
• SOAKING TUB
• WALK-IN CLOSET
• PRIVATE SITTING ROOM
• OPEN-CONCEPT LAYOUT
• BREAKFAST BAR

Property features AI

Finance

• HOA & community: Community clubhouse; On-site fitness center; Indoor pool; Association covers water, trash, and sewer

Exterior

• Utilities: Public water; Public sewer
• Home design: Ranch-style home; Single-story (ranch)
• Construction: Built in 1997; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Leased land; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Eat-in kitchen; 36-inch entrance door
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• River Valley School District (rural): math 30% / reading 56% proficiency, ranked #171 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chikaming Elementary School (114 students, 66% FRL); River Valley Middlehigh School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 287 students, 50% FRL).
• Market conditions: 52 active listings in the ZIP; 397 units permitted in Berrien County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Berrien County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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.

Recommended offer $89,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.36% ✓
• Cap rate: 20.33%
• Cash-on-cash: 50.14%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $132,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8000 Warren Woods Rd. Blueberry Ln Lot 60	0.10mi	2/2.0 (-1)	1,560 (+4%)	15mo	$138,000	$88	71

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: 47.9%
• Equity multiple: 3.08×
• Total profit: $52,449
• Equity at exit: $13,404

10-year hold

• IRR: 53.5%
• Equity multiple: 6.25×
• Total profit: $132,055
• Equity at exit: $7,773

Cash invested: $25,172 (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 49128

• Home prices YoY: -23.9%
• Active inventory: 52
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,052

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,114	-5% $1,083	+0% $1,052	+5% $1,021	+10% $990
Rent	-10% $884	-5% $968	+0% $1,052	+5% $1,135	+10% $1,219
Rate	-1.0pp $1,097	-0.5pp $1,075	base $1,052	+0.5pp $1,028	+1.0pp $1,005

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $89,900 Active 5 DOM
2. 2026-06-19
   days on market $89,900 Active 3 DOM
3. 2026-06-18
   days on market $89,900 Active 2 DOM
4. 2026-06-17
   days on marketlisting id $89,900 Active 1 DOM
5. 2026-06-16
   days on market $89,900 Active 47 DOM

   Show marketing remark (946 chars)

   Welcome to this spacious and well-appointed 1997 Palm Harbor mobile home offering 3 bedrooms and 2 full bathrooms, designed with both comfort and functionality in mind. Lot Rent is $650 a month, including water, sewer, trash, shed, plowing of the main roads (buyer responsible for their two car parking patio and mowing their own grass). Also included in Lot Rent is access to the clubhouse, pool and gym. The primary suite is a true retreat, featuring an ensuite bathroom complete with dual sinks, a soaking tub, separate shower, and a generous walk-in closet. Just off the primary bedroom, you'll find a private sitting room--perfect for a home office, reading nook, or quiet escape. The heart of the home boasts an open-concept layout where the living room flows seamlessly into the dining area and kitchen, creating an inviting space ideal for everyday living and entertaining. The kitchen is thoughtfully designed with a breakfast bar and an

6. 2026-06-15
   days on market $89,900 Active 46 DOM
7. 2026-06-14
   days on market $89,900 Active 44 DOM
8. 2026-06-13
   days on market $89,900 Active 43 DOM
9. 2026-06-10
   days on market $89,900 Active 41 DOM
10. 2026-06-09
    days on market $89,900 Active 40 DOM
11. 2026-06-08
    days on market $89,900 Active 39 DOM
12. 2026-06-07
    days on market $89,900 Active 38 DOM
13. 2026-06-05
    days on market $89,900 Active 35 DOM
14. 2026-06-03
    days on market $89,900 Active 34 DOM
15. 2026-06-02
    days on market $89,900 Active 33 DOM
16. 2026-06-01
    days on market $89,900 Active 32 DOM
17. 2026-05-31
    days on market $89,900 Active 31 DOM
18. 2026-05-30
    days on market $89,900 Active 30 DOM
19. 2026-04-30
    listed $89,900 Active 1521-char remark
20. 2026-04-30
    listed $89,900 Active 1511-char remark
21. 2026-04-30
    listed $89,900 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,413
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$2,615
• Taxable income: $11,898
• Est. tax owed @ 24.0%: −$2,855
• After-tax cash flow: $9,765/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to update the kitchen and bathrooms, and replace the carpet. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Major flooring — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to both buyers and renters
• Both replace carpet with hardwood or tile — upgrading the flooring will improve the home's appearance and increase its value
• Both paint interior walls — fresh paint will make the home more appealing and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
flooring · dated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to both buyers and renters ↑
• Both replace carpet with hardwood or tile — upgrading the flooring will improve the home's appearance and increase its value ↑
• Both paint interior walls — fresh paint will make the home more appealing and increase its value ↑

ⓘ 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: River Valley School District
• NCES district ID: 2629790
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 56% ▲ 6.00%
• Median HH income: $47,899
• Composite: 36.67/100
• National rank: #4609
• State rank: #171 of 540 in MI

Livability — Chikaming

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

Census & demographics

• Population (ZIP): 3,461

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 149,273 people
• By 2030: 145,211 · -2.7%
• By 2040: 135,435 · -9.3%
• By 2050: 125,543 · -15.9%
• By 2075: 103,986 · -30.3%
• By 2100: 82,256 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 10% Iranian 6% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Berrien

• 2024 margin: Lean R (+7.9) · D 45.4% · R 53.2% · Other 1.4%
• 2008→2024 swing: -13.3pp toward R · 2008: 5.5pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+7.4 2016: R+12.7 2012: R+6.6 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.74%
• Current HPI: 273.5945
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-16 Listed $89,900 REALCOMP
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-06-16 Listed $89,900 MiRealSource-MiMLS
• 2026-06-16 Listed $89,900 SW Michigan MLS
• 2026-06-15 Listing Removed — REALCOMP
• 2026-04-30 Listed $89,900 REALCOMP
• 2026-04-30 Listed $89,900 MiRealSource-MiMLS