5552 Goldenrod St · Texas, MI 49009

$119,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 95 Days on market

Built 1999 Good condition ↓ 5% 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 +4.7/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and beautifully updated 3 bed, 2 bath Fairmont home in desirable Wyngate Farms! This well-maintained home offers an open and inviting layout with both a living room and a separate family room--perfect for entertaining or spreading out. Built in wood burning fireplace and brand new skylights. Home is a complete factory installed drywall with zero paneling and 2X6 wall construction! Recent updates include a new roof, flooring, and fresh paint throughout. The spacious primary suite features elegant French doors that open to a large private bathroom and walk-in closet. Enjoy the convenience of a 1.5 car garage and the benefits of community living with access to a beautiful pool and playground. An on-site storage lot is available for boat or RV storage for $25/month. Move-in ready and full of space to make your own! This one will not last long, it is stunning!

Key facts

• Fresh paint
• Community pool
• Walk-in closet

Tags

• UPDATED ROOF
• NEW FLOORING
• FRESH PAINT
• PRIVATE BATHROOM
• WALK-IN CLOSET
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Community pool; Playground; Association covers trash and snow removal

Exterior

• Parking: Detached parking; Approximately 1.5 garage spaces (detached)
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style residence; Residential property; Built in 1999
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved road access; Leased land

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Skylights; Replacement windows; 9 total rooms; Slab basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% 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.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-5.0%/yr); 378 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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 $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.54% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.65%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.46×
• Total profit: $15,410
• Equity at exit: $17,743

10-year hold

• IRR: 18.5%
• Equity multiple: 2.33×
• Total profit: $44,296
• Equity at exit: $10,289

Cash invested: $33,320 (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 49009

• Rents YoY: -5.0%
• Active inventory: 378
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $629

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 61%

Sensitivity live

Price	-10% $711	-5% $670	+0% $629	+5% $588	+10% $547
Rent	-10% $484	-5% $556	+0% $629	+5% $701	+10% $774
Rate	-1.0pp $689	-0.5pp $659	base $629	+0.5pp $598	+1.0pp $567

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5295 Voyager LN Kalamazoo, MI	3.0	1.0–2.0	954	$2,361	$2.47	14d	19	0.35mi

Listing history 23 events

1. 2026-06-21
   days on market $119,000 Active 95 DOM
2. 2026-06-18
   days on market $119,000 Active 92 DOM
3. 2026-06-17
   days on market $119,000 Active 91 DOM
4. 2026-06-16
   days on market $119,000 Active 90 DOM
5. 2026-06-15
   days on market $119,000 Active 89 DOM
6. 2026-06-14
   days on market $119,000 Active 87 DOM
7. 2026-06-13
   days on market $119,000 Active 86 DOM
8. 2026-06-10
   days on market $119,000 Active 84 DOM
9. 2026-06-09
   days on market $119,000 Active 83 DOM
10. 2026-06-08
    days on market $119,000 Active 82 DOM
11. 2026-06-07
    days on market $119,000 Active 81 DOM
12. 2026-06-05
    days on market $119,000 Active 78 DOM
13. 2026-06-03
    days on market $119,000 Active 77 DOM
14. 2026-06-02
    days on market $119,000 Active 76 DOM
15. 2026-06-01
    days on market $119,000 Active 75 DOM
16. 2026-05-31
    days on market $119,000 Active 74 DOM
17. 2026-05-30
    days on market $119,000 Active 73 DOM
18. 2026-05-08
    price $119,000 876-char remark

    Show marketing remark (876 chars)

    Spacious and beautifully updated 3 bed, 2 bath Fairmont home in desirable Wyngate Farms! This well-maintained home offers an open and inviting layout with both a living room and a separate family room--perfect for entertaining or spreading out. Built in wood burning fireplace and brand new skylights. Home is a complete factory installed drywall with zero paneling and 2X6 wall construction! Recent updates include a new roof, flooring, and fresh paint throughout. The spacious primary suite features elegant French doors that open to a large private bathroom and walk-in closet. Enjoy the convenience of a 1.5 car garage and the benefits of community living with access to a beautiful pool and playground. An on-site storage lot is available for boat or RV storage for $25/month. Move-in ready and full of space to make your own! This one will not last long, it is stunning!

19. 2026-05-07
    price $119,000 876-char remark

    Show marketing remark (876 chars)

    Spacious and beautifully updated 3 bed, 2 bath Fairmont home in desirable Wyngate Farms! This well-maintained home offers an open and inviting layout with both a living room and a separate family room--perfect for entertaining or spreading out. Built in wood burning fireplace and brand new skylights. Home is a complete factory installed drywall with zero paneling and 2X6 wall construction! Recent updates include a new roof, flooring, and fresh paint throughout. The spacious primary suite features elegant French doors that open to a large private bathroom and walk-in closet. Enjoy the convenience of a 1.5 car garage and the benefits of community living with access to a beautiful pool and playground. An on-site storage lot is available for boat or RV storage for $25/month. Move-in ready and full of space to make your own! This one will not last long, it is stunning!

20. 2026-05-07
    price $119,000

    Show marketing remark (876 chars)

    Spacious and beautifully updated 3 bed, 2 bath Fairmont home in desirable Wyngate Farms! This well-maintained home offers an open and inviting layout with both a living room and a separate family room--perfect for entertaining or spreading out. Built in wood burning fireplace and brand new skylights. Home is a complete factory installed drywall with zero paneling and 2X6 wall construction! Recent updates include a new roof, flooring, and fresh paint throughout. The spacious primary suite features elegant French doors that open to a large private bathroom and walk-in closet. Enjoy the convenience of a 1.5 car garage and the benefits of community living with access to a beautiful pool and playground. An on-site storage lot is available for boat or RV storage for $25/month. Move-in ready and full of space to make your own! This one will not last long, it is stunning!

21. 2026-03-18
    listed $124,900 Active 876-char remark

    Show marketing remark (876 chars)

    Spacious and beautifully updated 3 bed, 2 bath Fairmont home in desirable Wyngate Farms! This well-maintained home offers an open and inviting layout with both a living room and a separate family room--perfect for entertaining or spreading out. Built in wood burning fireplace and brand new skylights. Home is a complete factory installed drywall with zero paneling and 2X6 wall construction! Recent updates include a new roof, flooring, and fresh paint throughout. The spacious primary suite features elegant French doors that open to a large private bathroom and walk-in closet. Enjoy the convenience of a 1.5 car garage and the benefits of community living with access to a beautiful pool and playground. An on-site storage lot is available for boat or RV storage for $25/month. Move-in ready and full of space to make your own! This one will not last long, it is stunning!

22. 2026-03-18
    listed $124,900 Active 876-char remark

    Show marketing remark (876 chars)

    Spacious and beautifully updated 3 bed, 2 bath Fairmont home in desirable Wyngate Farms! This well-maintained home offers an open and inviting layout with both a living room and a separate family room--perfect for entertaining or spreading out. Built in wood burning fireplace and brand new skylights. Home is a complete factory installed drywall with zero paneling and 2X6 wall construction! Recent updates include a new roof, flooring, and fresh paint throughout. The spacious primary suite features elegant French doors that open to a large private bathroom and walk-in closet. Enjoy the convenience of a 1.5 car garage and the benefits of community living with access to a beautiful pool and playground. An on-site storage lot is available for boat or RV storage for $25/month. Move-in ready and full of space to make your own! This one will not last long, it is stunning!

23. 2026-03-18
    listed $124,900 Active

    Show marketing remark (876 chars)

    Spacious and beautifully updated 3 bed, 2 bath Fairmont home in desirable Wyngate Farms! This well-maintained home offers an open and inviting layout with both a living room and a separate family room--perfect for entertaining or spreading out. Built in wood burning fireplace and brand new skylights. Home is a complete factory installed drywall with zero paneling and 2X6 wall construction! Recent updates include a new roof, flooring, and fresh paint throughout. The spacious primary suite features elegant French doors that open to a large private bathroom and walk-in closet. Enjoy the convenience of a 1.5 car garage and the benefits of community living with access to a beautiful pool and playground. An on-site storage lot is available for boat or RV storage for $25/month. Move-in ready and full of space to make your own! This one will not last long, it is stunning!

ⓘ 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: $22,043
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$3,462
• Taxable income: $6,009
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $6,104/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated mobile home in a desirable community offers a good investment opportunity with minimal repairs and maintenance needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpet in living areas — Fresh carpet improves comfort and value
• Rental Clean and maintain HVAC system — Ensures comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpet in living areas — Fresh carpet improves comfort and value ↑
• Rental Clean and maintain HVAC system — Ensures comfort and reduces maintenance costs ↑

ⓘ 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: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 of 540 in MI

Livability — Texas

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

Census & demographics

• County: Kalamazoo County · 224,317 people
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 47,971
• Household income: $80,930
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1579.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Iranian 9% Romanian 6% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -207.34%
• Current HPI: 209.5649
• Rent YoY: ▼ -4.96%
• Metro: Kalamazoo-Portage, 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

-4.7% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $119,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $119,000 REALCOMP
• 2026-05-07 Price Changed $119,000 SW Michigan MLS
• 2026-03-18 Listed $124,900 REALCOMP
• 2026-03-18 Listed $124,900 SW Michigan MLS
• 2026-03-18 Listed $124,900 MiRealSource-MiMLS