140 Tamarack Ave NE · Cedar Springs, MI 49319

$145,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 16 Days on market

Built 2015 Fair condition Est $102k · 42% over $500/mo HOA · 28% of rent

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Why this score? — see what drove the F 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 +9.9/30.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into the back section of White Creek Country Estates with no homes behind it, this 2015 manufactured home offers a comfortable layout, peaceful setting, and plenty of space to enjoy both inside and out. Featuring 3 bedrooms, 2 full baths, and 1,456 sq ft, the home includes a spacious kitchen with center island, pantry, ample cabinet space, and all appliances included. The private primary suite features a large ensuite bath, while central air keeps the home comfortable year-round. Step outside to the 8' x 28' back deck overlooking the large open lawn area--perfect for relaxing or entertaining. Additional features include a newer water heater (2022), storage shed, carport, and two additional parking spaces. Monthly lot rent of $500 includes water, sewer, trash collection, community building access, playground, and on-site property management. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer.

Key facts

• Spacious kitchen
• Large open lawn area
• Storage shed

Tags

• SPACIOUS KITCHEN
• PRIVATE PRIMARY SUITE
• BACK DECK
• LARGE OPEN LAWN AREA
• NEWER WATER HEATER
• STORAGE SHED

Property features AI

Finance

• HOA & community: Has association; Association fee $500 monthly; Association includes water, trash, and sewer; Playground on site

Exterior

• Parking: No attached garage; Carport
• Utilities: Public water; Natural gas connected
• Home design: Residential property; Other architectural style; Built in 2015; Asphalt roof
• Construction: Vinyl siding
• Exterior features: Shed(s); Paved road access; Leased land

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Cooling system present
• Interior features: Pantry; Screens and insulated windows; Crawl space basement; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (8.9% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.5% in Cedar Springs — 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 74/100 on livability (#180 in MI, #4,617 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, commute F, employment D-.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Trails Elementary School (495 students, 49% FRL); Cedar Springs Middle School (math 33% / reading 48%, grade F, #202 of 493 statewide, top 42%, 489 students, 48% FRL); Cedar Springs High School (math 42% / reading 65%, grade C-, #125 of 713 statewide, top 18%, 1,049 students, 40% FRL).
• Market conditions: 116 active listings in the ZIP; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($143k) 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 28% of rent.

Recommended offer $132,125 (8.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.23% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $101,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Sycamore Ave NE	0.17mi	3/2.0	1,566 (+8%)	9mo	$94,000	$60	72
5 Cottonwood Ave NE	0.12mi	3/2.0	1,248 (-14%)	10mo	$87,000	$70	62

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-28,829
• Equity at exit: $21,620

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-31,042
• Equity at exit: $12,537

Cash invested: $40,600 (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 49319

• Home prices YoY: -31.2%
• Active inventory: 116
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$500
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-89

Break-even live

Break-even rent $1,901

Max offer price $132,125

Occupancy floor 100%

Sensitivity live

Price	-10% $11	-5% $-39	+0% $-89	+5% $-139	+10% $-189
Rent	-10% $-230	-5% $-160	+0% $-89	+5% $-18	+10% $52
Rate	-1.0pp $-16	-0.5pp $-52	base $-89	+0.5pp $-127	+1.0pp $-165

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: watersewertrash

Listing history 9 events

1. 2026-06-07
   statusdays on market $145,000 Pending 16 DOM
2. 2026-06-05
   days on market $145,000 Active 15 DOM
3. 2026-06-03
   days on market $145,000 Active 14 DOM
4. 2026-06-03
   days on market $145,000 Active 13 DOM
5. 2026-06-01
   days on market $145,000 Active 12 DOM
6. 2026-05-31
   days on market $145,000 Active 11 DOM
7. 2026-05-20
   listed $145,000 Active

   Show marketing remark (966 chars)

   Tucked into the back section of White Creek Country Estates with no homes behind it, this 2015 manufactured home offers a comfortable layout, peaceful setting, and plenty of space to enjoy both inside and out. Featuring 3 bedrooms, 2 full baths, and 1,456 sq ft, the home includes a spacious kitchen with center island, pantry, ample cabinet space, and all appliances included. The private primary suite features a large ensuite bath, while central air keeps the home comfortable year-round. Step outside to the 8' x 28' back deck overlooking the large open lawn area--perfect for relaxing or entertaining. Additional features include a newer water heater (2022), storage shed, carport, and two additional parking spaces. Monthly lot rent of $500 includes water, sewer, trash collection, community building access, playground, and on-site property management. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer.

8. 2026-05-20
   listed $145,000 Active 966-char remark

   Show marketing remark (966 chars)

   Tucked into the back section of White Creek Country Estates with no homes behind it, this 2015 manufactured home offers a comfortable layout, peaceful setting, and plenty of space to enjoy both inside and out. Featuring 3 bedrooms, 2 full baths, and 1,456 sq ft, the home includes a spacious kitchen with center island, pantry, ample cabinet space, and all appliances included. The private primary suite features a large ensuite bath, while central air keeps the home comfortable year-round. Step outside to the 8' x 28' back deck overlooking the large open lawn area--perfect for relaxing or entertaining. Additional features include a newer water heater (2022), storage shed, carport, and two additional parking spaces. Monthly lot rent of $500 includes water, sewer, trash collection, community building access, playground, and on-site property management. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer.

9. 2026-05-20
   listed $145,000 Active 966-char remark

   Show marketing remark (966 chars)

   Tucked into the back section of White Creek Country Estates with no homes behind it, this 2015 manufactured home offers a comfortable layout, peaceful setting, and plenty of space to enjoy both inside and out. Featuring 3 bedrooms, 2 full baths, and 1,456 sq ft, the home includes a spacious kitchen with center island, pantry, ample cabinet space, and all appliances included. The private primary suite features a large ensuite bath, while central air keeps the home comfortable year-round. Step outside to the 8' x 28' back deck overlooking the large open lawn area--perfect for relaxing or entertaining. Additional features include a newer water heater (2022), storage shed, carport, and two additional parking spaces. Monthly lot rent of $500 includes water, sewer, trash collection, community building access, playground, and on-site property management. The home is located in a park and that the transaction will be subjectto the park's approval of the buyer.

ⓘ 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: $21,465
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$6,000
• − Depreciation: −$4,218
• Taxable loss: −$3,210
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $-297/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 · 2 photos

Fair 45/100 Cosmetic rehab

This 2015 manufactured home in White Creek Country Estates is in fair condition with average exterior and interior features. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Trim the landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Trim the landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Cedar Springs

• Score: 74/100
• State rank: #180
• US rank: #4617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,725

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Iranian 14% Romanian 9% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.04%
• Current HPI: 273.4453
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $145,000 MiRealSource-MiMLS
• 2026-05-20 Listed $145,000 REALCOMP
• 2026-05-20 Listed $145,000 SW Michigan MLS