18325 Saint Joseph Ave #230 · Big Rapids, MI 49307

$29,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 41 Days on market

Built 1995 Good condition $25/sqft · 63% below area $525/mo HOA · 39% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

Key facts

• Great amenities
• Tennis court
• Pickleball

Tags

• CLEAN WELL MAINTAINED GROUNDS
• GREAT AMENITIES
• PLAYGROUND
• TENNIS COURT
• PICKLEBALL
• BASKETBALL COURT

Property features AI

Finance

• HOA & community: Monthly HOA fee of 525; HOA includes snow removal; Community amenities: playground, tennis court(s)

Exterior

• Utilities: Public water
• Home design: Ranch style; Built in 1995
• Construction: Vinyl siding; Shingle roof
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 8 total rooms; Slab foundation (basement)

🏷️ Possibly a rental listed for sale. The $29,900 price doesn't fit this home's estimated sale value (~$81,365) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 2.5% in Big Rapids — 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 73/100 on livability (#209 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Big Rapids Public Schools (town): math 36% / reading 52% proficiency, ranked #176 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 191 active listings in the ZIP; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($29k) 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.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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?
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: 4.47% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.48%
• DSCR: 3.07
• GRM: 1.9

CMA / ARV

• ARV (median comp): $81,365
• List price: $29,900
• Delta: -63.25%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18365 Saint Joseph Dr #234	0.03mi	3/2.0	1,216 (0%)	1mo	$30,000	$25	98
20798 Saint Joseph Ave Lot 226	0.08mi	3/2.0	1,216 (0%)	1mo	$35,000	$29	96
18336 St Joseph Ave #222	0.00mi	3/2.0	1,216 (0%)	6mo	$69,900	$57	95

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: 44.3%
• Equity multiple: 2.93×
• Total profit: $16,153
• Equity at exit: $4,458

10-year hold

• IRR: 50.5%
• Equity multiple: 6.02×
• Total profit: $42,055
• Equity at exit: $2,585

Cash invested: $8,372 (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 49307

• Active inventory: 191
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$525
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $324

Break-even live

Break-even rent $926

Max offer price $29,900

Occupancy floor 71%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 18 events

1. 2026-06-18
   status $29,900 Pending 41 DOM
2. 2026-06-18
   days on market $29,900 Active 41 DOM
3. 2026-06-17
   days on market $29,900 Active 40 DOM
4. 2026-06-16
   days on market $29,900 Active 39 DOM
5. 2026-06-15
   days on market $29,900 Active 38 DOM
6. 2026-06-12
   days on market $29,900 Active 35 DOM
7. 2026-06-09
   days on market $29,900 Active 32 DOM
8. 2026-06-08
   days on market $29,900 Active 31 DOM
9. 2026-06-07
   days on market $29,900 Active 30 DOM
10. 2026-06-07
    days on market $29,900 Active 29 DOM
11. 2026-06-04
    days on market $29,900 Active 26 DOM
12. 2026-06-02
    days on market $29,900 Active 25 DOM
13. 2026-06-01
    days on market $29,900 Active 24 DOM
14. 2026-05-31
    days on market $29,900 Active 23 DOM
15. 2026-05-31
    days on market $29,900 Active 22 DOM
16. 2026-05-08
    listed $29,900 Active 766-char remark

    Show marketing remark (758 chars)

    Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

17. 2026-05-08
    listed $29,900 Active 758-char remark

    Show marketing remark (758 chars)

    Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

18. 2026-05-08
    listed $29,900 Active

    Show marketing remark (758 chars)

    Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month. Please note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,040
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$6,300
• − Depreciation: −$870
• Taxable income: $4,031
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $2,924/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 · 11 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn and dated
• Minor Bathroom cabinets — Worn and dated
• Minor Flooring — Worn and dated

Value-add opportunities

• Both New flooring — Improves appearance and functionality
• Both New kitchen cabinets — Modernizes and increases appeal
• Both New bathroom cabinets — Modernizes and increases appeal
• Both Paint interior walls — Freshens up the space and improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Minor	$500–3,000
Bathroom cabinets · Worn and dated	Minor	$500–3,000
Flooring · Worn and dated	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both New flooring — Improves appearance and functionality ↑
• Both New kitchen cabinets — Modernizes and increases appeal ↑
• Both New bathroom cabinets — Modernizes and increases appeal ↑
• Both Paint interior walls — Freshens up the space and improves curb appeal ↑

ⓘ 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: Big Rapids Public Schools
• NCES district ID: 2605780
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $35,568
• Composite: 36.37/100
• National rank: #4685
• State rank: #176 of 540 in MI

Livability — Big Rapids

• Score: 73/100
• State rank: #209
• US rank: #5231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mecosta County · 18,407 people
• City population: 18,407
• Metro: Big Rapids, MI
• Population (ZIP): 18,407
• Household income: $60,358
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 667.0

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.88%
• Current HPI: 199.8828
• Rent YoY: —
• Metro: Big Rapids, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-08 Listed $29,900 MiRealSource-MiMLS
• 2026-05-08 Listed $29,900 REALCOMP
• 2026-05-08 Listed $29,900 SW Michigan MLS