5390 Sandstone Dr · Climax, MI 49034

$85,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 8 Days on market

Built 2024 Good condition Est $80k · 6% over ↓ 29% since listing

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Why this score? — see what drove the D+ 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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• ARV discount +4.7/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2024 Champion Mobile Home - 2 Bed / 2 Bath - Climax, MIMove right into this beautiful 2024 Champion manufactured home located in the peaceful Climax Mobile Home Park. This home offers modern comfort, great outdoor space, and added value with furnishings included!Home Features2 Bedrooms2 Full BathroomsSpacious open-concept living areaPartially furnished - move-in ready convenienceAll appliances included Primary bedroom with private full bathModern finishes throughout -Outdoor HighlightsLarge patio - perfect for relaxing or entertainingOff-street parkingQuiet, well-kept community settingMUST HAVE PARK APPROVAL PRIOR TO CLOSINGCash or financing available

Key facts

• Large patio
• Off-street parking
• Great outdoor space

Tags

• GREAT OUTDOOR SPACE
• LARGE PATIO
• OFF-STREET PARKING

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style residence; Built in 2024
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Public water

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; Slab basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $85k).

Location & tenants

• Location reads 69/100 on livability (#337 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Climax-Scotts Community Schools (rural): math 19% / reading 39% proficiency, ranked #357 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Climaxscotts Elementary School (math 22% / reading 32%, grade F, #923 of 1,397 statewide, top 69%, 232 students, 47% FRL).
• Market conditions: 7 active listings in the ZIP; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kalamazoo County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 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 $85,000

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 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $80,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5390 Sandstone Dr	0.00mi	2/2.0	900 (0%)	1mo	$80,000	$89	99

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-7,139
• Equity at exit: $12,674

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $2,364
• Equity at exit: $7,349

Cash invested: $23,800 (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 49034

• Home prices YoY: -9.4%
• Active inventory: 7
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $104

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 83%

Sensitivity live

Price	-10% $163	-5% $133	+0% $104	+5% $75	+10% $45
Rent	-10% $35	-5% $69	+0% $104	+5% $139	+10% $173
Rate	-1.0pp $147	-0.5pp $126	base $104	+0.5pp $82	+1.0pp $60

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-01
   status Pending 659-char remark

   Show marketing remark (659 chars)

   2024 Champion Mobile Home - 2 Bed / 2 Bath - Climax, MIMove right into this beautiful 2024 Champion manufactured home located in the peaceful Climax Mobile Home Park. This home offers modern comfort, great outdoor space, and added value with furnishings included!Home Features2 Bedrooms2 Full BathroomsSpacious open-concept living areaPartially furnished - move-in ready convenienceAll appliances included Primary bedroom with private full bathModern finishes throughout -Outdoor HighlightsLarge patio - perfect for relaxing or entertainingOff-street parkingQuiet, well-kept community settingMUST HAVE PARK APPROVAL PRIOR TO CLOSINGCash or financing available

2. 2026-05-01
   status Pending 659-char remark

   Show marketing remark (659 chars)

   2024 Champion Mobile Home - 2 Bed / 2 Bath - Climax, MIMove right into this beautiful 2024 Champion manufactured home located in the peaceful Climax Mobile Home Park. This home offers modern comfort, great outdoor space, and added value with furnishings included!Home Features2 Bedrooms2 Full BathroomsSpacious open-concept living areaPartially furnished - move-in ready convenienceAll appliances included Primary bedroom with private full bathModern finishes throughout -Outdoor HighlightsLarge patio - perfect for relaxing or entertainingOff-street parkingQuiet, well-kept community settingMUST HAVE PARK APPROVAL PRIOR TO CLOSINGCash or financing available

3. 2026-05-01
   status Pending

   Show marketing remark (659 chars)

   2024 Champion Mobile Home - 2 Bed / 2 Bath - Climax, MIMove right into this beautiful 2024 Champion manufactured home located in the peaceful Climax Mobile Home Park. This home offers modern comfort, great outdoor space, and added value with furnishings included!Home Features2 Bedrooms2 Full BathroomsSpacious open-concept living areaPartially furnished - move-in ready convenienceAll appliances included Primary bedroom with private full bathModern finishes throughout -Outdoor HighlightsLarge patio - perfect for relaxing or entertainingOff-street parkingQuiet, well-kept community settingMUST HAVE PARK APPROVAL PRIOR TO CLOSINGCash or financing available

4. 2026-04-19
   listed $85,000 Active 659-char remark

   Show marketing remark (659 chars)

   2024 Champion Mobile Home - 2 Bed / 2 Bath - Climax, MIMove right into this beautiful 2024 Champion manufactured home located in the peaceful Climax Mobile Home Park. This home offers modern comfort, great outdoor space, and added value with furnishings included!Home Features2 Bedrooms2 Full BathroomsSpacious open-concept living areaPartially furnished - move-in ready convenienceAll appliances included Primary bedroom with private full bathModern finishes throughout -Outdoor HighlightsLarge patio - perfect for relaxing or entertainingOff-street parkingQuiet, well-kept community settingMUST HAVE PARK APPROVAL PRIOR TO CLOSINGCash or financing available

5. 2026-04-19
   listed $85,000 Active 659-char remark

   Show marketing remark (659 chars)

   2024 Champion Mobile Home - 2 Bed / 2 Bath - Climax, MIMove right into this beautiful 2024 Champion manufactured home located in the peaceful Climax Mobile Home Park. This home offers modern comfort, great outdoor space, and added value with furnishings included!Home Features2 Bedrooms2 Full BathroomsSpacious open-concept living areaPartially furnished - move-in ready convenienceAll appliances included Primary bedroom with private full bathModern finishes throughout -Outdoor HighlightsLarge patio - perfect for relaxing or entertainingOff-street parkingQuiet, well-kept community settingMUST HAVE PARK APPROVAL PRIOR TO CLOSINGCash or financing available

6. 2026-04-19
   listed $85,000 Active

   Show marketing remark (659 chars)

   2024 Champion Mobile Home - 2 Bed / 2 Bath - Climax, MIMove right into this beautiful 2024 Champion manufactured home located in the peaceful Climax Mobile Home Park. This home offers modern comfort, great outdoor space, and added value with furnishings included!Home Features2 Bedrooms2 Full BathroomsSpacious open-concept living areaPartially furnished - move-in ready convenienceAll appliances included Primary bedroom with private full bathModern finishes throughout -Outdoor HighlightsLarge patio - perfect for relaxing or entertainingOff-street parkingQuiet, well-kept community settingMUST HAVE PARK APPROVAL PRIOR TO CLOSINGCash or financing available

7. 2026-03-25
   historical
8. 2026-03-24
   historical
9. 2026-01-17
   price $85,000
10. 2026-01-16
    price $85,000
11. 2026-01-16
    price $85,000
12. 2025-10-31
    price $90,000
13. 2025-10-30
    price $90,000
14. 2025-10-30
    price $90,000
15. 2025-10-09
    price $110,000
16. 2025-10-09
    price $110,000
17. 2025-10-09
    price $110,000
18. 2025-09-24
    listed $120,000 Active
19. 2025-09-24
    listed $120,000 Active

ⓘ 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: $10,502
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,473
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,275/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2024 Champion mobile home is in good condition with a clean and well-maintained exterior and interior. It offers a move-in ready experience with furnishings included and is located in a peaceful community setting.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance the home's curb appeal and value.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Interior cleaning and staging — A clean and staged interior can make the home more appealing to potential buyers or renters.
• Both Upgrading appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance the home's curb appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior cleaning and staging — A clean and staged interior can make the home more appealing to potential buyers or renters. ↑
• Both Upgrading appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and appeal to a broader market. ↑

ⓘ 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: Climax-Scotts Community Schools
• NCES district ID: 2610020
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $57,227
• Composite: 25.99/100
• National rank: #7321
• State rank: #357 of 540 in MI

Livability — Climax

• Score: 69/100
• State rank: #337
• US rank: #8305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,066
• Population (ZIP): 2,066

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Iranian 5% Lithuanian 3% Romanian 3%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.89%
• Current HPI: 267.8484
• 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

-29.2% since first listed

19 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — SW Michigan MLS
• 2026-04-19 Listed $85,000 SW Michigan MLS
• 2026-04-19 Listed $85,000 MiRealSource-MiMLS
• 2026-04-19 Listed $85,000 REALCOMP
• 2026-03-25 Listing Removed — MiRealSource-MiMLS
• 2026-03-24 Listing Removed — REALCOMP
• 2026-01-17 Price Changed $85,000 MiRealSource-MiMLS
• 2026-01-16 Price Changed $85,000 REALCOMP
• 2026-01-16 Price Changed $85,000 SW Michigan MLS
• 2025-10-31 Price Changed $90,000 MiRealSource-MiMLS
• 2025-10-30 Price Changed $90,000 REALCOMP
• 2025-10-30 Price Changed $90,000 SW Michigan MLS
• 2025-10-09 Price Changed $110,000 MiRealSource-MiMLS
• 2025-10-09 Price Changed $110,000 REALCOMP
• 2025-10-09 Price Changed $110,000 SW Michigan MLS
• 2025-09-24 Listed $120,000 REALCOMP
• 2025-09-24 Listed $120,000 MiRealSource-MiMLS