X 317 Do Not Use · Watson, MI 49328

$69,995

2 bd · 1.0 ba · 407 sqft · Manufactured · 65 Days on market

Built 2026 Excellent condition

---

Why this score? — see what drove the C- 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Condition / age +4.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new home just dropped off this year! Two bedroom, one bath home that comes with a bunkhouse in one of the bedrooms. Brand new appliances in the kitchen, minisplit heating and cooling unit in the home. This unit does come with a fire ring for late night bonfires at camp! Located near the pool and sports complex on property. Great home for anyone looking a brand new vacation destination spot!

Key facts

• Brand new appliances
• Fire ring
• Near sports complex

Tags

• BRAND NEW APPLIANCES
• FIRE RING
• NEAR THE POOL
• NEAR SPORTS COMPLEX

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($747 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Martin Public Schools (rural): math 24% / reading 43% proficiency, ranked #303 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,795 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 7.8

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-4,541
• Equity at exit: $10,436

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $4,836
• Equity at exit: $6,052

Cash invested: $19,599 (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 49328

• Home prices YoY: -21.7%
• Active inventory: 15
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $747 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$157
• Net cashflow: $107

Break-even live

Break-even rent $612

Max offer price $69,995

Occupancy floor 81%

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,995 Active 65 DOM
2. 2026-06-17
   days on market $69,995 Active 64 DOM
3. 2026-06-16
   days on market $69,995 Active 63 DOM
4. 2026-06-15
   days on market $69,995 Active 62 DOM
5. 2026-06-13
   days on market $69,995 Active 60 DOM
6. 2026-06-12
   days on market $69,995 Active 59 DOM
7. 2026-06-09
   days on market $69,995 Active 56 DOM
8. 2026-06-08
   days on market $69,995 Active 55 DOM
9. 2026-06-07
   days on market $69,995 Active 54 DOM
10. 2026-06-05
    days on market $69,995 Active 52 DOM
11. 2026-06-04
    days on market $69,995 Active 50 DOM
12. 2026-06-02
    days on market $69,995 Active 49 DOM
13. 2026-06-01
    days on market $69,995 Active 48 DOM
14. 2026-05-31
    days on market $69,995 Active 47 DOM
15. 2026-05-31
    days on market $69,995 Active 46 DOM
16. 2026-04-14
    listed $69,995 Active 399-char remark

    Show marketing remark (399 chars)

    Brand new home just dropped off this year! Two bedroom, one bath home that comes with a bunkhouse in one of the bedrooms. Brand new appliances in the kitchen, minisplit heating and cooling unit in the home. This unit does come with a fire ring for late night bonfires at camp! Located near the pool and sports complex on property. Great home for anyone looking a brand new vacation destination spot!

ⓘ 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: $8,967
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$717
• − Management: −$717
• − Depreciation: −$2,036
• Taxable income: $175
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,237/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 · 14 photos

Excellent 95/100 None rehab

This brand new manufactured home is in excellent condition with modern appliances and fixtures. It's move-in ready and would be a great investment for both resale and rental purposes.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and rental value
• Both Add a small outdoor seating area — Improves both resale and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both Add a small outdoor seating area — Improves both resale and rental 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: Martin Public Schools
• NCES district ID: 2622980
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $52,218
• Composite: 29.24/100
• National rank: #6566
• State rank: #303 of 540 in MI

Livability — Watson

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

Census & demographics

• Population (ZIP): 4,058

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 22% Romanian 10% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.91%
• Current HPI: 259.5214
• 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

1 event — show timeline

• 2026-04-14 Listed $69,995 Zillow