1237 Westover Blvd #37 · Albion, MI 49224

$103,300

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 478 Days on market

Built 2025 Good condition

---

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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$3999 Down Payment + Live FREE for 1 Month This beautiful home has everything you need for a comfortable and convenient lifestyle. Open floor plan, an abundance of natural light, and so much space. This stunning four-bedroom, two-bath home, with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout Dining Area or Family Room Area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout Energy efficient Central air-conditioning RWC 10 Limited Structural Warranty 8×10 Private Storage Shed on your site. Private two-car driveway Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $103,300, 10.55 APR, $3,999 Down or down payment amount, 360 payments of $1,478, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Cont

Key facts

• Open floor plan
• Finished drywall
• Natural light

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• FINISHED DRYWALL
• PRIVATE STORAGE SHED
• PRIVATE TWO-CAR DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $103k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 8.6% in Albion — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, schools F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $714 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 478 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,904 (12.0% below list)

Questions for the listing agent

1. It's been on market 478 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $7,199
• Equity at exit: $15,402

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $37,151
• Equity at exit: $8,931

Cash invested: $28,924 (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 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$542
• Tax est. 1.5%: −$129 /mo · $1,550/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $376

Break-even live

Break-even rent $904

Max offer price $103,300

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: $25,825
• Closing costs: $3,099
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Westover Blvd Albion, MI	3.0–4.0	2.0	1456	$1,379	$0.95	43d	4	0.08mi

Listing history 21 events

1. 2026-06-19
   days on market $103,300 Active 478 DOM
2. 2026-06-18
   days on market $103,300 Active 477 DOM
3. 2026-06-17
   days on market $103,300 Active 476 DOM
4. 2026-06-16
   days on market $103,300 Active 475 DOM
5. 2026-06-15
   days on market $103,300 Active 474 DOM
6. 2026-06-14
   days on market $103,300 Active 472 DOM
7. 2026-06-13
   days on market $103,300 Active 471 DOM
8. 2026-06-10
   days on market $103,300 Active 469 DOM
9. 2026-06-09
   days on market $103,300 Active 468 DOM
10. 2026-06-08
    days on market $103,300 Active 467 DOM
11. 2026-06-07
    days on market $103,300 Active 466 DOM
12. 2026-06-05
    days on market $103,300 Active 463 DOM
13. 2026-06-03
    days on market $103,300 Active 462 DOM
14. 2026-06-02
    days on market $103,300 Active 461 DOM
15. 2026-06-01
    days on market $103,300 Active 460 DOM
16. 2026-05-31
    days on market $103,300 Active 459 DOM
17. 2026-05-30
    days on market $103,300 Active 458 DOM
18. 2026-04-02
    price $103,300 1511-char remark

    Show marketing remark (1511 chars)

    $3999 Down Payment + Live FREE for 1 Month This beautiful home has everything you need for a comfortable and convenient lifestyle. Open floor plan, an abundance of natural light, and so much space. This stunning four-bedroom, two-bath home, with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout Dining Area or Family Room Area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout Energy efficient Central air-conditioning RWC 10 Limited Structural Warranty 8×10 Private Storage Shed on your site. Private two-car driveway Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $103,300, 10.55 APR, $3,999 Down or down payment amount, 360 payments of $1,478, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Cont

19. 2026-01-06
    price $105,499 1511-char remark

    Show marketing remark (1511 chars)

    $3999 Down Payment + Live FREE for 1 Month This beautiful home has everything you need for a comfortable and convenient lifestyle. Open floor plan, an abundance of natural light, and so much space. This stunning four-bedroom, two-bath home, with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout Dining Area or Family Room Area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout Energy efficient Central air-conditioning RWC 10 Limited Structural Warranty 8×10 Private Storage Shed on your site. Private two-car driveway Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $103,300, 10.55 APR, $3,999 Down or down payment amount, 360 payments of $1,478, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Cont

20. 2025-05-02
    price $101,950 1511-char remark

    Show marketing remark (1511 chars)

    $3999 Down Payment + Live FREE for 1 Month This beautiful home has everything you need for a comfortable and convenient lifestyle. Open floor plan, an abundance of natural light, and so much space. This stunning four-bedroom, two-bath home, with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout Dining Area or Family Room Area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout Energy efficient Central air-conditioning RWC 10 Limited Structural Warranty 8×10 Private Storage Shed on your site. Private two-car driveway Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $103,300, 10.55 APR, $3,999 Down or down payment amount, 360 payments of $1,478, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Cont

21. 2025-02-27
    listed $100,499 Active 1511-char remark

    Show marketing remark (1511 chars)

    $3999 Down Payment + Live FREE for 1 Month This beautiful home has everything you need for a comfortable and convenient lifestyle. Open floor plan, an abundance of natural light, and so much space. This stunning four-bedroom, two-bath home, with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. Modern Open floorplan Large Kitchen with island seating, pantry, and dining room area. Energy Star Frigidaire kitchen appliance package 42 Inch Kitchen Cabinets The kitchen features canned lighting throughout Dining Area or Family Room Area Smooth Finish Drywall throughout 2×6 Wall Construction Master bathroom w/ walk-in closet Large Mudroom / Laundry room w/ utility sink Modern wood-look flooring 8' Flat ceilings throughout Energy efficient Central air-conditioning RWC 10 Limited Structural Warranty 8×10 Private Storage Shed on your site. Private two-car driveway Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $103,300, 10.55 APR, $3,999 Down or down payment amount, 360 payments of $1,478, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Cont

ⓘ 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: $16,548
• − Mortgage interest: −$5,786
• − Property taxes: −$1,550
• − Insurance: −$516
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,005
• Taxable income: $3,043
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,776/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 80/100 Cosmetic rehab

This beautiful, move-in-ready manufactured home offers a spacious and well-maintained living environment with modern finishes and energy-efficient appliances.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Kitchen appliances — Modern appliances improve functionality and attract potential buyers/tenants.
• Both Flooring replacement — Carpeted floors may not be ideal for all buyers/tenants, and replacing them with hardwood or tile could increase value.
• Both Lighting upgrades — Upgrading lighting fixtures can improve the home's ambiance and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Kitchen appliances — Modern appliances improve functionality and attract potential buyers/tenants. ↑
• Both Flooring replacement — Carpeted floors may not be ideal for all buyers/tenants, and replacing them with hardwood or tile could increase value. ↑
• Both Lighting upgrades — Upgrading lighting fixtures can improve the home's ambiance and energy efficiency. ↑

ⓘ 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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• 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

+2.8% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $103,300 Zillow
• 2026-01-06 Price Changed $105,499 Zillow
• 2025-05-02 Price Changed $101,950 Zillow
• 2025-02-27 Listed $100,499 Zillow