39391 Sandyridge Cir · Mattawan, MI 49071

$85,000

2 bd · 1.0 ba · 1,280 sqft · Manufactured public records · 4 Days on market

Built 1968 0.67 ac lot Est $95k · 10% under ↓ 15% 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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in the Mattawan School disctrict. This home offers spacaious living with a nice 2 car detatched garage and plenty of room outdoors for kids to play. Call today for your private tour.

Key facts

• Room outdoors
• Detached garage
• 0.67 acre lot

Tags

• MATTAWAN SCHOOL DISTRICT
• DETACHED GARAGE
• ROOM OUTDOORS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available; Electricity available
• Home design: Residential property; Other architectural style; Built in 1968
• Construction: Aluminum siding; Other construction materials
• Exterior features: Wooded lot; Located on a cul-de-sac; Paved road access; Well water

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Replacement windows with window treatments; 6 total rooms; Basement (other)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 14.8% vs local median 2.5% in Mattawan — 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 72/100 on livability (#235 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime D, amenities F, commute F.
• Mattawan Consolidated School (suburban): math 51% / reading 62% proficiency, ranked #50 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 158 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 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.
• Van Buren County population projected at -23% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.65% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.52%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $94,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37096 22nd St	0.53mi	3/1.0 (+1)	1,147 (-10%)	21mo	$85,000	$74	36

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: 25.2%
• Equity multiple: 2.04×
• Total profit: $24,750
• Equity at exit: $12,674

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $71,077
• 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 49071

• Home prices YoY: -30.6%
• Active inventory: 158
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$25 /mo · $294/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $605

Break-even live

Break-even rent $640

Max offer price $85,000

Occupancy floor 52%

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 14 events

1. 2026-05-30
   status $85,000 Pending 4 DOM
2. 2026-05-25
   listed $85,000 Active 200-char remark

   Show marketing remark (200 chars)

   Affordable living in the Mattawan School disctrict. This home offers spacaious living with a nice 2 car detatched garage and plenty of room outdoors for kids to play. Call today for your private tour.

3. 2026-05-25
   listed $85,000 Active

   Show marketing remark (200 chars)

   Affordable living in the Mattawan School disctrict. This home offers spacaious living with a nice 2 car detatched garage and plenty of room outdoors for kids to play. Call today for your private tour.

4. 2026-05-25
   listed $85,000 Active 200-char remark

   Show marketing remark (200 chars)

   Affordable living in the Mattawan School disctrict. This home offers spacaious living with a nice 2 car detatched garage and plenty of room outdoors for kids to play. Call today for your private tour.

5. 2022-08-26
   soldstatus $85,000
6. 2022-08-19
   soldstatus $85,000 Sold
7. 2022-08-19
   soldstatus $85,000 Sold
8. 2022-08-05
   status Pending
9. 2022-08-05
   status Pending
10. 2022-08-01
    price $89,900
11. 2022-08-01
    price $89,900
12. 2022-07-22
    listed $99,500 Active
13. 2022-07-22
    listed $99,500 Active
14. 2022-07-22
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $294 · $25/mo
• Projected year-2 tax: $802 · $67/mo
• Expected delta: +$507/yr (+$42/mo · 172.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,876
• − Mortgage interest: −$4,761
• − Property taxes: −$294
• − Insurance: −$425
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$2,473
• Taxable income: $6,223
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,770/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.

Schools (NCES district)

• District: Mattawan Consolidated School
• NCES district ID: 2623250
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 62% ▼ -5.00%
• Median HH income: $76,525
• Composite: 50.67/100
• National rank: #1825
• State rank: #50 of 540 in MI

Livability — Mattawan

• Score: 72/100
• State rank: #235
• US rank: #5936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,839
• Population (ZIP): 11,839

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 8% Romanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.32%
• Current HPI: 230.0572
• 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

-14.6% since first listed

13 events — show timeline

• 2026-05-25 Listed $85,000 REALCOMP
• 2026-05-25 Listed $85,000 MiRealSource-MiMLS
• 2026-05-25 Listed $85,000 SW Michigan MLS
• 2022-08-26 Sold (Public Records) $85,000 Public Records
• 2022-08-19 Sold (MLS) $85,000 SW Michigan MLS
• 2022-08-19 Sold (MLS) $85,000 REALCOMP
• 2022-08-05 Pending — REALCOMP
• 2022-08-05 Pending — SW Michigan MLS
• 2022-08-01 Price Changed $89,900 REALCOMP
• 2022-08-01 Price Changed $89,900 SW Michigan MLS
• 2022-07-22 Listed $89,900 MiRealSource-MiMLS
• 2022-07-22 Listed $99,500 SW Michigan MLS
• 2022-07-22 Listed $99,500 REALCOMP

Property tax history

-7.1%/yr

Latest (2025): $294 · -69.7% YoY. Source: county tax records.